Page 1 PLANNING APPLICATIONS COMMITTEE WEDNESDAY 26TH APRIL 2006 7:00PM HAMMERSMITH TOWN HALL, KING STREET, HAMMERSMITH, LONDON W6 9JU. MEMBERSHIP: Administration: Opposition: Cllr Wesley Harcourt (Chair) Cllr Charlie Treloggan (Vice Chair) Cllr Colin Aherne Cllr Michael Cartwright Cllr Jafar Khaled Cllr Dame Sally Powell Cllr Frances Stainton Cllr Will Bethell Cllr Lucy Ivimy Cllr Alex Karmel OTHER COUNCILLORS' REQUESTS Councillors Chris Allen, Brendan Bird, Huw Davies, Ivan Gibbons Greg Hands, Emile Al-Uzaizi, Antony Lillis CONTACT OFFICER: Richard Leigh, Committee Co-ordinator, Committee Team, Room 203,HTH, Tel: 8753 2076 Fax: 8753 2138 e-mail: [email protected]Members of the public are welcome to attend. A loop system for hearing impairment is provided, along with disabled access to the building. For queries concerning a specific planning application, please call the case officer.
Transcript
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PLANNING APPLICATIONS COMMITTEE
WEDNESDAY 26TH APRIL 2006
7:00PM
HAMMERSMITH TOWN HALL,
KING STREET, HAMMERSMITH, LONDON W6 9JU. MEMBERSHIP:
Administration: Opposition: Cllr Wesley Harcourt (Chair) Cllr Charlie Treloggan (Vice Chair) Cllr Colin Aherne Cllr Michael Cartwright Cllr Jafar Khaled Cllr Dame Sally Powell
Cllr Frances Stainton Cllr Will Bethell Cllr Lucy Ivimy
Cllr Alex Karmel
OTHER COUNCILLORS' REQUESTS Councillors Chris Allen, Brendan Bird, Huw Davies, Ivan Gibbons Greg Hands, Emile Al-Uzaizi, Antony Lillis CONTACT OFFICER: Richard Leigh, Committee Co-ordinator, Committee Team, Room 203,HTH, Tel: 8753 2076 Fax: 8753 2138 e-mail: [email protected] Members of the public are welcome to attend. A loop system for hearing impairment is provided, along with disabled access to the building. For queries concerning a specific planning application, please call the case officer.
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PLANNING APPLICATIONS COMMITTEE
WEDNESDAY 26TH APRIL 2006
ITEM PAGE 1. MINUTES OF THE PAC MEETING HELD ON 3
3RD APRIL 2006 To agree and sign the above minutes as accurate.
2. APOLOGIES FOR ABSENCE 3. DECLARATIONS OF INTEREST If a councillor has any prejudicial or personal interest in a particular report they should declare an interest. Councillors should not take part in the discussion or vote on any matter in which they have a prejudicial interest. They should withdraw from the meeting whilst the matter
is under consideration unless the disability to participate has been removed by the Standards Committee or unless a relevant exemption applies under the Council's Code of Conduct.
4. PLANNING APPLICATIONS 5
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MINUTES
PLANNING APPLICATIONS COMMITTEE – 3 APRIL 2006
Present: Councillor Wesley Harcourt (Chair) Councillor Colin Aherne Councillor Michael Cartwright Councillor Jafar Khaled Councillor Dame Sally Powell Councillor Alex Karmel 144. MINUTES OF THE MEETING OF PAC HELD ON 6 MARCH 2006
RESOLVED – to agree and sign as accurate.
145. APOLOGIES
Apologies for absence were received from Councillors Treloggan, Bethell, Ivimy and Stainton
146. DECLARATIONS OF INTEREST
None. 147. page 8 2006/00498/FUL
York House, Avonmore Place, W14 NB: see addendum A number of late letters were reported to the Committee
RESOLVED – that the application be refused, for the following reasons: (1) The loss of car-parking space would lead to commercial vehicles adding to the parking stress, which is already severe. (2) The proposed development would represent an unacceptable level of density, with each property failing to meet the UDP standard in at least one respect. (3) The lack of amenity space for residents would be in breach of standards. (4) The roof terraces would overlook Addison Primary School. (5) There would be loss of light, view and outlook to properties in Addison Bridge Place. (6) Pruning would be necessary for a tree on the site, to a degree which could result in harm to the tree’s health and vigour. (7) In the absence of details of measures for its protection, the listed wall could be vulnerable to damage.
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(8) The high density would require obscured glazing to habitable rooms, compromising the quality of accommodation.
148. page 19 2006/00501/CAC
York House, Avonmore Place, W14
RESOLVED – that the application be refused, as it would be premature to grant permission for demolition in the absence of planning permission for an acceptable replacement building.
RESOLVED – that the application be refused, for the following reasons:
1) The lack of amenity space for residents would be in breach of standards. (2) The height of the propsed development would be in breach of standards.
150. page 31 2005/03091/FUL
Latymer Upper School, 237 King Street, W6 NB: see addendum
RESOLVED – that the application be approved subject to the conditions set out in the report, and to the submission, and approval in writing by the Council, of a Green Travel Plan.
Index of Applications, Enforcement Actions, Advertisements etc. --------------------------------------------------------------------------------------------------------------------- WARD: SITE ADDRESS: PAGE: REG NO: Wormholt And White City 2006/00456/FUL
Janet Adegoke Leisure Centre 56 Bloemfontein Road And 1 Sawley Road London W12 7DH
6
Wormholt And White City 2006/00457/CAC
Janet Adegoke Leisure Centre 56 Bloemfontein Road And 1 Sawley Road London W12 7DH
33
Shepherd's Bush Green 2006/00382/RES
White City Development Site Bounded By Ariel Way, Wood Lane, Bulwer Street, Sterne Street, Coal Wharf Road, West Cross Route, Olaf Street And Bard Road W12 7SL
36
Shepherd's Bush Green 2005/03114/RES
White City Development Site Bounded By Ariel Way, Wood Lane, Bulwer Street, Sterne Street, Coal Wharf Road, West Cross Route, Olaf Street And Bard Road W12 7SL
49
Hammersmith Broadway 2006/00707/FUL
3 Sussex Place London W6 9EA 53
Askew 2005/03157/FUL
83 Stowe Road London W12 8BE 66
Ravenscourt Park 2006/00549/FUL
33 Paddenswick Road London W6 0UA 75
Parsons Green And Walham 2005/03162/CAC
31 Irene Road London SW6 4AP 80
Town 2006/00304/FR3
Tenants Association Hall Darlan Road London 88
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--------------------------------------------------------------------------------------------------------------------- Ward: Wormholt And White City Site Address: Janet Adegoke Leisure Centre 56 Bloemfontein Road And 1 Sawley Road London W12 7DH
Case Officer; Roy Asagba-Power Conservation Area: Old Oak And Wormholt
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Applicant: Building Better Health Ltd Downstream Buildings 1 London Bridge London SE1 9BG Description: Redevelopment of the site by the erection of a part two and part seven storey building to provide a health centre (Class D1), retail (Class A1) and IT cafe (Class A3) on the ground floors; replacement social services facility (Class B1) and health care centre (D1) on the first floors; 141 residential units (Class C3) on the upper floors with underground car parking (110 spaces) and landscaping. Drg Nos: 4780_PL_SL_100; 4780_PL_SL_101; 4780_PL_B1_102;4780_PL_GR_103; 4780_PL_01_104; 4780_PL_02_105;4780_PL_03_106; 4780_PL_04_107; 4780_PL_FL1_108;4780_EL_E-W_201; 4780_EL_N-S_202; 4780_EL_DB_2034780_SE_A-B_301; FD_4780_PL_SL_109; FD_4780_PL_SL_110;Design Statement; Daylight _ Sunlight Report4780_PL_SL_100 Rev B, 4780_PL_SL_101 Rev B,4780_PL_SL_102 Rev A, 4780_PL_SL_103 Rev B4780_PL_FL_108 Rev A, 4780_PL_SL109 Rev B4780_PL_SL_110 Rev B Application type Full Detailed Planning Application Officer’s Recommendation Subject to there being no contrary direction from the Mayor for London, the Committee resolve that the Director of the Environment Department be authorised to determine the application and grant permission upon the completion of a satisfactory s.106 legal agreement and if appropriate subject to a condition to ensure that no development shall take place until all appropriate interests are secured and bound. 1) The development hereby permitted must be begun not later than the expiration of
5 years from the date of this permission. Condition required to be imposed by section 91(1)(a) of the Town and Country
Planning Act 1990. 2) The development shall not commence before details and samples of all materials
to be used on the external faces of the buildings and associated hard ground surfaces have been submitted to and approved in writing by the local planning authority and such details as approved shall be implemented accordingly.
To ensure satisfactory external appearance, in accordance with Policy EN8 of the
adopted Unitary Development Plan. 3) The development shall not commence before details at a scale of 1/100 showing
the treatment of all areas of landscaping, trees works, boundary walls and other means of enclosure, annotated to indicate particulars of the materials and planting to be used, have been submitted to and approved in writing by the local planning authority.
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To ensure a satisfactory external relationship with its surroundings in accordance with policies EN2 and EN8 of the adopted Unitary Development Plan.
4) The landscaping scheme approved pursuant to condition 3 shall be implemented
in the winter season following the first occupation or use of the development hereby permitted.
To ensure a satisfactory external appearance and to prevent harm to the street
scene, in accordance with policies EN8 and EN26 of the Unitary Development Plan.
5) Any tree or shrub planted pursuant to condition 3 being removed or severely
damaged, dying or becoming seriously diseased within 5 years of planting shall be replaced with a tree or shrub of similar size and species to that originally required to be planted.
To ensure a satisfactory provision for planting in accordance with policy EN8 and
EN26 of the Unitary Development Plan. 6) The development shall not commence before a landscape management plan,
including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, has been submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out in accordance with the approved details.
To ensure that the development provides an attractive natural environment in
accordance with policy EN29 of the Unitary Development Plan. 7) The development shall not commence before details of the play provision to be
provided in the children's play area have been submitted to and approved in writing by the local planning authority. The approved details shall be carried out prior to occupation of any building.
To provide an opportunity for a children's informal playspace. 8) A minimum of 10% of the dwellings to meet the needs of wheelchair users shall be
designed in accordance with the Council's Supplementary Planning Guidance (Wheelchair Housing) and such dwellings must be constructed. The remainder of the dwellings must be designed to conform with the Council's mobility housing standards and must be constructed accordingly.
To ensure a satisfactory provision of dwellings, meeting the needs of people with
disabilities in accordance with policy HO6 of the Unitary Development Plan. 9) The development shall not commence before details of the means by which
wheelchair access is provided to all buildings, dwellings and open amenity spaces, including the provision of parking spaces, have been submitted to and approved in writing by the local planning authority. Such details as approved shall be carried out prior to any use or occupation of the buildings or open spaces.
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To ensure satisfactory access provision is made for people in wheelchairs in accordance with policy HO6 and TN4 and standard S4 of the adopted Unitary Development Plan.
10) The development shall not commence before details of the number and location of
secure bicycle parking storage for the use of residents and users of the development have been submitted to and approved in writing by the local planning authority. The relevant bicycle storage as approved shall be provided prior to the occupation or use of any building. Such spaces shall be permanently retained thereafter.
To ensure the provision of bicycle spaces in accordance with policy TN6 and
standard S20.1 of the Unitary Development Plan. 11) The whole of the parking accommodation shown on the approved drawing no.
must be provided and retained permanently for the accommodation of motor vehicles of the occupiers and users of the residential and commercial buildings on the application site and shall not be used for any other purpose. Allocation of the parking spaces shall be in accordance with details that must first be submitted to and approved in writing by the local planning authority.
To ensure the provision and permanent retention of the parking spaces so as to
ensure that the development does not result in additional on-street parking stress detrimental to the amenity of surrounding residents in accordance with Policy TN13 and standard 18 of the adopted Unitary Development Plan.
12) The development shall not commence before details of the management of the car
parking spaces, including access arrangements, surface treatments for pedestrian access and provision and monitoring of CCTV cameras, have been submitted to and approved in writing by the local planning authority. Such details as approved shall be carried out prior to any occupation or use of the buildings that the parking spaces relate to.
To ensure a safe and secure environment for users of the development in
accordance with policy EN10 of the Unitary Development Plan. 13) The development shall not commence before details of the design and location of
all external lighting and CCTV cameras in the open amenity spaces have been submitted to and approved in writing by the local planning authority. Such details as approved shall be carried out prior to any use of the open spaces to which the details relate.
To ensure a safe and secure environment in accordance with policy EN10 of the
Unitary Development Plan.
14) The development shall not commence before details of the refuse storage, including provision for the storage of recyclable materials, have been submitted to and approved in writing by the local planning authority. Such details as approved must be implemented prior to the occupation or use of any building and thereafter permanently maintained.
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To ensure a satisfactory provision for refuse storage and recycling in accordance with Policy EN17 of the adopted Unitary Development Plan.
15) The development hereby permitted shall not commence until details of sustainable
development measures including energy demand, use of renewable technologies and proposed domestic water and water recycling have been submitted to and approved in writing by the Council and the development shall be implemented in accordance with the approved details.
In the interests of sustainability, in accordance with policy EN16 of the UDP. 16) The development shall not commence before details of the proposed drainage of
the application site have been submitted to and approved in writing by the local planning authority, in consultation with the sewerage undertaker. No works that would result in the discharge of foul and/or surface water from the site shall be commenced until the on-site drainage works have been completed.
To ensure that foul and/or surface water discharge from the application site shall
not be prejudicial to the existing sewerage system in accordance with policy EN20A and EN39 of the Unitary Development Plan.
17) The development shall not commence before details of the water infrastructure
plans, including the anticipated flow rates necessary to support this development, have been submitted to and approved in writing by the local planning authority in consultation with Thames Water.
To ensure that the development complies with policies G0 and G3 of the Unitary
Development Plan. 18) The development shall not commence before details of surface water source
control measures have been submitted to and approved in writing by the local planning authority.
To ensure that the development does not contribute to the risk of flooding and
pollution contrary to policy EN20A and EN39 of the Unitary Development Plan. 19) No deliveries refuse collection and/or any other servicing activity shall take place
between 20.00 hours and 06.00 hours the following day. To ensure that the occupiers of neighbouring residential properties are not unduly
affected by noise and disturbance contrary to policy EN21 of the Unitary Development Plan.
20) No development shall take place before a methodology has been submitted to and
approved in writing by the local planning authority of how television interference as a result of the development hereby granted permission will be remediated. Such methodology as approved shall be implemented as appropriate to remediate any television interference immediately upon its discovery.
To ensure that television interference caused by the development is remediated in
accordance with Policy EN41 of the UDP Alterations.
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21) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification), no aerials, antennae, satellite dishes or related telecommunications equipment shall be erected on any part of the development hereby permitted, without planning permission first being obtained.
To ensure that the visual impact of telecommunication equipment can be
considered in accordance with Policies EN8 and EN41 of the adopted Unitary Development Plan.
22) No development shall commence until a statement of how "Secured by Design"
requirements are to be achieved has been submitted to and approved in writing by the local planning authority. The approved details shall be carried out before any use of that part of the development to which the approved details relate.
To ensure a safe and secure environment in accordance with policy EN10 of the
Unitary Development Plan. 23) No development shall commence until an energy demand assessment has been
submitted to and approved in writing by the council. The energy demand assessment should demonstrate all electricity and heat requirements when in use and the likely annual carbon emissions. Energy savings through energy efficient design and technology should be assessed and renewable energy technologies should be incorporated into the development's design to provide at least 10% of the site's electricity and heat needs where feasible. The likely energy supply from renewable sources and where possible carbon savings should be stated as a percentage of total (established from the energy demand assessment). If renewable options are rejected, justification should be provided. Following the approval of the details, the details shall be fully implemented before the relevant part of the development is occupied.
In the interests of sustainability and energy efficiency, in accordance with policy
EN16 of the Unitary Development Plan. 24) No development shall commence until a study and risk assessment to address
any contamination issues have been submitted to and approved in writing by the Council. If the study deems it necessary, an intrusive investigation and further risk assessment shall be submitted to the Council for written approval. No development shall commence until such approval is given. The scope of the investigation shall be agreed with the Council in advance of the works. The risk assessment(s) will assess the degree and nature of any contamination on site and assess the risks posed by any contamination to human health, controlled waters and the wider environment. A detailed method statement for any required remediation works shall be submitted to and approved in writing by the Council. No development shall commence until the method statement has been approved. The remediation works shall be implemented in accordance with the method statement.
To ensure that no unacceptable risks are caused to humans, controlled waters or
the wider environment during and following the development works, in accordance with policy EN21a of the proposed alterations to the Unitary Development Plan.
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25) No development shall commence until any remediation works required by Condition 24 have been completed and a validation report to verify these works has been submitted to and approved in writing by the Council.
To ensure that no unacceptable risks are caused to humans, controlled waters or
the wider environment during and following the development works, in accordance with policy EN21a of the proposed alterations to the Unitary Development Plan.
26) No customers shall be on the health care premises hereby permitted between
2200 hours - 0800 hours on Monday to Saturday and 1800 hours and 1100 hours Sunday and Bank Holidays.
To ensure that the amenities of surrounding occupiers are not unduly affected by
noise and other disturbance, in accordance with Policy EN21 of the Unitary Development Plan.
27) No customers shall be on the retail and IT cafe premises hereby permitted
between 2000 hours - 0800 hours on Monday to Saturday and 1800 hours and 1000 hours Sunday and Bank Holidays.
To ensure that the amenities of surrounding occupiers are not unduly affected by
noise and other disturbance, in accordance with Policy EN21 of the Unitary Development Plan.
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 17th February 2006 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from: Thames Water - Development Control
Dated: 06.04.06
Neighbour Comments: Letters from: Dated: 57 Sawley Road London W12 0LQ 18.04.06 57 Sawley Road London W12 0LQ 09.03.06
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50 Lawrence Close London W12 7ND 18.04.06 57 Sawley Road London W12 9RB 22.03.06 1 Charnock House Australia Road London W127QX 23.03.06 22 Gravesend Road London W12 0SZ 05.04.06 1.0 BACKGROUND 1.1 The application site is located between Bloemfontein Road and Wormholt Park is 0.9 hectares (2.22 acres) in size, and includes the site of the former Janet Adegoke swimming pool (demolished) and the existing three storey Social Services offices on the corner of Sawley Road; and parts of Wormholt Park. 1.2 The main frontage of the site is located on the western side of Bloemfontein Road, opposite Charnock House and Campbell House. Charnock House is a four storey building with retail at ground level and residential above - the ground floor shops fall within the Bloemfontein Key Local Shopping Centre. Campbell House is a five storey residential building. The southern and northern parts of site have short frontages along Sawley Road and Bryony Road respectively, which lie opposite two storey houses. The rear of the site faces onto Wormholt Park. 1.3 Wormholt Park is a public open space of Borough-wide importance, a nature Conservation area and lies within the Old Oak & Wormholt Conservation Area as defined in the Unitary Development Plan. 1.4 In 1950, planning permission was granted for the reconstruction of the open air swimming bath. 1.5 In 1978, planning permission was granted for the erection of a public indoor swimming pool complex. 1.6 In 2003, conservation area consent was granted for the demolition of the Janet Adegoke leisure centre. 1.7 In 2004, planning permission was granted for the erection of a swimming pool at the Phoenix High School, (approximately 170m north of the former Janet Adegoke leisure centre). Evolution of the project 1.8 In 2003, the Council commissioned Colin Buchanan and Partners to undertake an extensive public consultation and community engagement programme. The aim was to understand what potential future uses that local people would like to see on the site of the former Janet Adegoke leisure centre. The consultation programme used a variety of techniques including: a household survey/ leaflet (sent to 8, 000 homes around the site); one-to-one stakeholder interviews with key community and voluntary groups; an Open Day; face-to-surveys; a series of residents focus groups; e-mail and Freepost addresses were set up and quoted on all consultation material and consultation with schools and youth clubs. It is estimated that approximately 1025 people actively took part in the consultation. Overall it is considered that a broad section of the local community took part and gave their views. The main conclusions were:
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- site presents a regeneration opportunity for a development that will boost the area and foster local pride - development of a new convenient substitute pool is seen as essential - other sport related facilities (eg gym, sports hall etc) should also be provided - Strong support for a small supermarket particularly as the local shops are expensive, run down and limited in their retail offer - While there was some understanding that an element of housing would help to make the scheme viable there was a preference for affordable housing - The former Janet Adegoke centre was not well integrated with the park. The site presents an opportunity to link a new development with Wormholt Park and create a modern 'light' and permeable building. - Many consultees urged the Council to act quickly in bringing forward the new development (especially the pool) - subsequently, the Council has provided a new gym and sports facilities at the Phoenix School - these are open to the public. 1.9 For the last two years, the Hammersmith and Fulham Federation of Tenants' and Residents' Associations (HAFFTRA) has chaired a Residents' Project Group, comprising representatives from White City Residents' Association, Wormholt Residents' and Tenants' Association and Wood Lane Residents' and Tenants' Association. The applicant and the architect also attend the project group meetings - local residents have therefore played a significant active part in shaping the scheme's evolution. In addition, the Hammersmith and Fulham Primary Health Care Trust is also part of the group and therefore local views about the sort of health care they would like to see in the area have been incorporated into the service model for the proposed new health centre. - In July 2005, the Residents' Project Group organised an open day where drawings and designs for the proposed scheme were on display. There was strong support for a new health centre to serve the area, design of the scheme and the new access to the park and the proposals to landscape the area more sympathetically. - In November 2005, the development was presented to the Annual General Meeting of the White City Residents' Association. Residents there were keen to learn that there was progress to develop the site and were supportive of the range of services to be accommodated. The nature of the health services to be accommodated on the site was of particular interest and the Primary Care Trust's involvement of local people in the plans was welcomed. 1.10 Alongside the engagement of local residents in the scheme, the Council was successful in attracting funding from Comic Relief to support the involvement of children and young people from the area in the development. The Urban Studies Centre has led this project and has worked with children and young people of different ages at all stages of the project. It has been a chance for local children to learn about the planning and design process as well as to contribute to the final scheme. 1.11 In parallel with the proposals for redevelopment, in 2005, the Council commissioned Groundwork West London to carry out a comprehensive consultation programme for Wormholt Park. The overall aim of the consultation was to develop a holistic plan for the future of the park, provide a comprehensive understanding of the community's opinions of the current issues and patterns of use, and the future needs and wants relating to play sport and leisure activities in the park. Consultation involved engagement with local schools, community groups and local events open to the public
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and postal/ online questionnaires. Overall, the study revealed that in its present state they are not getting the optimum use of the park. They consider the standards of play and sports equipment does not meet the varied needs of the whole community - four primary areas requiring improvement are safety, playgrounds, sporting facilities and landscaping. (Consultations also included publicity about the proposed redevelopment of the former Janet Adegoke site). Current Proposal 1.12 The application involves the demolition of all the existing office buildings and the erection of a part two and part seven storey building to provide: - health centre (Class D1), retail (Class A1), cafe (Class A3) on the ground floors; - health care centre (D1) and social services facilities on the first floors; - 141 residential units on the upper floors (50% affordable); - underground car parking (110 spaces); - 229 cycle spaces in the basement car park and 33 at surface level - landscaping which includes a large public space on Bloemfontein Road. 1.13 The health centre would bring together a number of local facilities and services under one roof including 12 GP rooms, 3 dental surgeries, 2 chiropody rooms, a day surgery, district nurse rooms, health visitor room and a pharmacy. Other services would include radiology, speech and language, mental health and health trainers. 1.14 The building would comprise 2 two-storey pods containing distinct uses - the northern pod would contain the health care centre and the southern pod would contain a mix of retail and offices. Between the pods is a proposed new entrance to Wormholt Park. The proposed residential element on the upper five floors of the development would straddle the two pods. These 141 flats would have a 50:50 tenure split between the affordable and market housing. The affordable units would be located on the third and fourth floors and part of the fifth floor while the market units would be located on the part of the fifth floor and the sixth and seventh floors. Twenty of the dwellings would be wheelchair units. 1.15 The application site includes a small area of Wormholt Park, which currently comprises tennis courts and children's play area. The application would provide funds for their relocation. 1.16 The applicant's have submitted the following documents in support of their proposals: - Planning statement - Design statement - Transport assessment - A BRE sunlight and daylight report - Access statement - Sustainable and renewable energy statement - Tree report 1.17 A concurrent application has been submitted for conservation area consent in relation to the demolition of the existing buildings.
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2.0 PUBLICITY AND CONSULTATION 2.1 The planning and conservation area consent applications have been publicised by statutory site notices and press notices. The planning application has been advertised as a departure from the UDP due to the proposed encroachment on part of Wormholt Park. 2.2 Individual notification letters have been sent to approximately 580 adjoining and surrounding occupiers, and to the occupiers of existing buildings on the application site. 2.3 Notification letters have also been sent to White City Residents Association, Creighton Close Tenants Association. 2.4 There have been a number of public meetings with local residents associations about the scheme and its design, most recently on 14 March 2006 raised the following responses: - firmly stated that they would like the development to go ahead and acknowledged that their comments on the proposals could be worked through - Residents support the design which has been very popular throughout the consultation process; - The proposed softness, openness and thoroughfare of the development is very welcome; - some concern that about media reports that the health service funding is in crisis Is money available to complete the development; - Residents want to be involved in retail letting process and wouldn't welcome another Tesco because the existing Metro store at the White City site does not provide the range of products required by local residents. - The revised park layout does not include a replacement dog walking area (this hasn't been ruled out) - The planning application process is running parallel with proposals for improvements to the park - will there be further consultation on park improvements - There are management/ security issue relating to how the open space at the front will be used/ misused (vandalism and drug dealers) - lighting and CCTV cameras will be installed. - Disabled parking at ground level - badge holders can park in on street parking bays free of charge. - Is there potential for appearance of the shops opposite to be improved. Could they be integrated with the proposed shops by relocating the pedestrian crossing(s)/ realigning the highway, which would improve linkage to Australia Road. - Some concern about litter being thrown from balconies - Bus shelters on the opposite the site could be redesigned 2.5 3 e-mails and 1 letter have been received from local residents objecting to the proposal and these can be summarised as follows: - support affordable housing but the development should accord with conservation area - demolition of the existing social services facility - detrimental to existing provision of shops - impact on Wormholt Park: encroachment, overshadowing, loss of wildlife, loss of play/ sports facilities - open space replacement is not of the same nature
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- buildings are higher than existing and would dominate the skyline - design and visual appearance of the building - loss of light to 1 Charnock House - overlooking/ loss of privacy - new tenants would have an exclusive view of the park - increased traffic - vehicle entrance to the building should be on Bloemfontein Road - no short stay kiss and drop facilities - traffic impact on existing residents - has the developer made any contributions the park and local transport - underground car park is inappropriate - increased noise from extra commercial and residential traffic - greater night time noise due to comings and goings - construction noise (should be after 9am only) 2.6 Officer's presented the scheme to the Hammersmith & Fulham Historic Buildings Group and the Hammersmith Society at a meeting on 4 April 2005. 2.7 The GLA have been notified and will be reporting to the Mayor on 19 April 2006. 2.8 The Environment Agency has been notified and confirms that they raise no objections to the proposal. 2.9 English Heritage has been notified confirms that they raise no objections to the proposal. 2.10 Crime Prevention Liaison Officer - states that the scheme incorporates a number of positive crime reduction features (CCTV, security lighting, limited access and well-overlooked communal spaces are particularly noteworthy), and would benefit the wider area by increasing natural surveillance of Wormholt Park. 2.11 Thames Water have been notified and have advised the following: On waste - in respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving network through on or off site storage. On water - no objections. An informative be attached to any planning permission. " Thames Water will aim to provide customers with a minimum pressure of 10m head (approximately 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development." On sewage - peak discharges to the combined sewerage system should not exceed historic peak discharges. This should be achieved by surface water retention as necessary.
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3.0 PLANNING CONSIDERATIONS 3.1 The main planning issues relate to: i) the acceptability of the proposed uses in the context of the policies contained in the Unitary Development Plan (UDP), the London Plan and national planning guidance; ii) the impact of the proposed development on Wormholt Park; iii) the impact of the proposed development on the character or appearance of the surrounding area and the Old Oak and Wormholt Park Conservation Area; iv) the residential amenity of existing and proposed residential occupiers; v) traffic and parking demand generated by the proposed development upon the existing transportation system and highway network; vi) the sustainability of the development and its environmental impact. LAND USE ISSUES 3.2 The proposed redevelopment of the site is for a mixed-use scheme comprising housing, health care, social services offices, retail and open space and involves some encroachment of the existing park. The main land use issues are discussed below: Loss of former leisure use 3.3 In 2003, Conservation area consent for demolition of the former Janet Adegoke leisure centre, which occupied part of the site, was granted on the basis that an adequate replacement facility would be provided. In accordance with local aspirations to bring forward a replacement pool quickly, in 2004, the Council granted planning permission for an off-site swimming pool at the Phoenix High School (approximately 170m north of the application site). The pool has now been built and is located next to and has become integrated with the existing fitness centre at the Phoenix school which itself has become an important recreation facility for the local community. 3.4 Policy CS2 seeks to retain the recreational use of buildings and land. Where redevelopment is proposed replacement recreational facilities are required on site. If the continuation of on site recreation use is not appropriate or viable then the preferred alternative is for arts, culture and entertainment (ACE) and in the absence of appropriate ACE uses alternatives in accordance with other polices in the UDP can be considered. In this case, replacement publicly available swimming pool and leisure uses have been provided at Phoenix School. Therefore, as far as the former leisure centre part of the site is concerned, it is appropriate to consider development in the light of other policies. Policy CS9 says that the council expects any changes in community services provision to maintain or improve the level and range of community services available to borough residents. Policy CS8 is of particular relevance because it seeks to ensure the availability of land or buildings required for the provision of community service uses, by itself or others, where proposals are programmed for implementation within the period of this Plan. It states that the council will assist in identifying suitable sites that meet accessibility, environmental and other criteria outlined elsewhere in the Plan. Hammersmith and Fulham Primary Care Trust has identified a clear need for
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improved health care services in this part of the borough. The development site presents an opportunity to address that demonstrable need. In addition, Policy CS10 says that Proposals for the provision of general medical practitioner services will normally be given sympathetic consideration, providing they are compatible with the local environment, and a proven local need exists. 3.5 Policy 3A18 of the London Plan supports additional health care facilities and encourages UDPs to promote the objectives of Primary Care Trusts and other health providers. Replacement of Council social services facilities 3.6 The existing social services centre at the corner of Sawley Road and Bloemfontein Road provides direct services to local children and families in the North of the borough, including referral and assessment services, child protection and family support services and some services provided jointly with the Primary Care Trust. A local base for these services is fundamental to meeting local need. The development would include replacement facilities for childcare services and therefore accords with Policy CS4 which seeks to retain existing sites and buildings for community services including social services, which are not protected under, polices CS1 to CS3. Proposed health care centre 3.7 The proposed health care facilities and services have been developed after consultation with local people and in partnership with the Hammersmith and Fulham Primary Care Trust. Health outcomes for residents in this part of the borough are poor and enhanced health facilities would assist in meeting local need and improving the health of local people. Some existing GPs in the local area will over time move into the new health centre subject to consultation. There are three broad reasons for this relocation: first, an audit of general practices in the borough showed that a number of practices operate from inadequate premises which lack disabled access and cannot meet the new demands made on primary care. Second, a number of GPs locally are likely to be retiring over the next two years and the Primary Care Trust wishes to make plans to ensure smooth transition. Third, this purpose-built development will enhance patient care and the working environment for those using the new facility. 3.8 The Primary Care Trust has engaged with local residents and the Public and Patient Involvement Forum to hear their views about the provision of local health services that they would like to see. In response, the proposed health centre would enhance the existing local services - the scheme would offer more flexible and responsive health care services to local residents by increasing their choice of appointment time and reducing the potential waiting time for patients. 3.9 Overall, following the replacement of the pool and leisure activities at Phoenix School, the policies of both the UDP and London Plan establish that the proposed health centre is a desirable and appropriate use, in principle, for the site. In accordance with UDP policy CS8, in particular, this use must be the priority for consideration in the development, in the absence of any alternative and more appropriate site.
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Retail 3.10 Government guidance in Planning Policy Statement 6 on Planning for Town Centres advises that it is essential to provide easily accessible local shopping facilities, which should be protected and strengthened. In particular local authorities are advised to take a positive approach in planning for local shops and services by working with stakeholders, including the private sector and the community by identifying opportunities to remedy any deficiencies in provision. 3.11 The proposal involves the provision of 915 m² of shops (Class A1) and 220 m² for use as an IT café/ community training facility for young people living in and in close vicinity to the development. The proposed provision responds to strong local support for a small supermarket during pre-application consultations with the local community - many of whom felt that the local shops were expensive, run down and limited. Officers consider that the amount of new retail floorspace proposed would enhance existing shopping provision in the local area. It is not considered that the proposal would necessarily have a detrimental impact on the existing Key Local Shopping Centre opposite the site. In response to concerns expressed by local residents (see paragraph 2.4 above), the applicant has made arrangements for local residents to meet with the retail agent to ensure that their concerns are fed into the selection of the supermarket retailer. Officers consider that the proposal would accord with retail objectives of the UDP. Housing 3.12 In accordance with policy HO5, there is a general presumption that the maximum reasonable proportion of affordable housing will be provided as part of any proposal that is for mixed use development that includes residential provision. The Council has an overall monitoring target that 65% of all new housing in the borough should be affordable. The London Plan aims for 50% of all new housing to be affordable of which 70% should be social rented and 30% intermediate housing). The amount of affordable housing provided on a particular site is considered in the light of factors, which normally cannot be properly assessed until development is imminent. Such factors include the method of provision, the financial arrangements (in particular the availability of subsidy at the time), market conditions affecting land costs and the extent to which the development would fund improvements and other facilities related to the development. 3.13 The development includes the provision of 141 new housing units (ranging between 1 and 3 bedrooms) of which approximately 70 would be for affordable housing. The affordable units would be split between a Registered Social Landlord (RSL) rented (50%) and shared ownership (50%). The applicants have submitted a financial assessment which demonstrates that without the inclusion of 50% market housing the proposed mixed use scheme which is funded in part by the Housing Corporation and the Hammersmith & Fulham Primary Care Trust would not be financially viable. As the provision of the health centre must be a primary objective and because of other community benefits the scheme will provide (improvements to Wormholt Park and improvements to local shopping facilities) it is considered that the proposal accords with HO5. 3.14 Policy HO6 (housing mix and special needs) requires that 10% of the units are designed for wheelchair users and that a mix of different sized units are provided to
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meet the needs of family and non-family households. There are 20 (14%) wheelchair dwellings included within the proposed development so the proposal accords with HO6. IMPACT ON WORMHOLT PARK (DEPARTURE FROM UDP) 3.15 A key objective for the design of the scheme has been to provide a new entrance to the park from Bloemfontein Road and to ensure that the development is related well to the park, to Bloemfontein Road and to surrounding buildings. Opportunities to link the new development to the park and achieve a permeable building were identified in the 2003 public consultation on the way forward for the site carried out by Colin Buchanan and Partners. The arrangement of the proposed two 2-storey triangular buildings and the public space they partially enclose on Bloemfontein Road provides the setting for a prominent park entrance. However, parts of these two structures would involve building on Wormholt Park. Policy EN22 (public open space of borough-wide importance) states that the Council will not normally allow development on public open space unless it can be shown that such development would preserve or enhance its open character, its function as a sport, leisure or recreational resource; and its contribution to biodiversity and visual amenity. The policy does not preclude development in open space altogether. However, to accord with policy, any proposals must demonstrate and the Council must be satisfied that the development would increase the value of open space in terms of amenity for the local community and in terms of biodiversity. 3.16 EN27 (nature conservation) states that development in nature conservation areas will only be permitted where it would: (a) realise a qualitative gain for the local community in pursuance of physical, social and economic regeneration objectives of the UDP and measures are included for the protection and enhancement of any substantive nature conservation interest or (b) provision is made for a replacement nature conservation interest of equal or greater value to the area. 3.17 In pre-application discussion, officers have assessed whether it is possible for the development to be positioned further to the east and avoid encroachment into the park. However, that would result in unacceptable infringement of daylight/sunlight to properties on the east side of Bloemfontein Road. 3.18 The proposed development would require 2,594 m² (8%) of the park. It is considered that this departure from normal policy is justified on the following grounds: i) The provision of the new park entrance in a way, which relates well to the park is a significant improvement. The development provides an opportunity to create a new gateway to the park that would both physically and visually connect it to the wider area. The new urban space would link Australia Road from the White City Estate to the east across a new pedestrian crossing to a new clearly defined route through the new gateway into the park. ii) The development provides a substantial public space (3,900 m²) on Bloemfontein Road. This will clearly not be capable of a full range of park functions but is large enough to provide an attractive green landscaped civic space that will bring about a major improvement in the street scene. Overall there would be net increase in publicly available open space of 1,844 m² (6%).
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iii). The development will remodel the eastern end of Wormholt Park providing a better setting with natural surveillance from the residential development. The Groundwork West London report concluded that one of the four primary areas requiring improvement, in respect of the park was safety. Half of those people interviewed (including park users, local residents and school children) said that they felt unsafe in the park and this is partly due to the overgrown trees and planting, particularly at the eastern end of the park and on the park boundaries which reduces visibility. The development would enable improvements to Wormholt Park to be implemented including cutting back overgrown trees/ shrubs which would improve natural surveillance and therefore safety for park users. iv). The development would enable a substantial proportion of other improvements recommended by Groundwork to be implemented. These improvements include new landscaping (including trees, benches, lighting, games areas), upgrading children's play and the provision of new tennis facilities to meet the Lawn Tennis Associations' criteria to attract funding for tennis development programmes. The applicants' have agreed to enter into a legal agreement to secure these improvements. v) The development will provide public toilets to be available to park users. vi) The impact of the encroachment will in part be mitigated by the two-storey structures having green roofs (1,820 m²), which would contribute to the biodiversity and the nature conservation area. The green roofs would be planted with a wildflower seed mix of local provenance, which would introduce an appropriate new habitat at roof level. The green roofs together with the new open space in front of the new building would also provide significant visual amenity and would compensate for the loss of biodiversity to the existing park in accordance with EN27 of the UDP. 3.19 The development would result in a marginal encroachment of the Wormholt Park and this would not accord with EN22 of the UDP. However, in accordance with EN22 the proposal would enable the provision of enhanced sports, leisure and recreational facilities in the park which respond to the aspirations of local residents. The development would contribute to the biodiversity and visual amenity of the park. The proposal would also introduce a substantial new landscaped public open space along Bloemfontein Road that would provide a new gateway from the east to Wormholt Park. The development would therefore increase the value of the open space in terms of amenity due to its enhanced condition and increased accessibility to the local community. In these circumstances, on balance it is not considered that the relatively minor encroachment on the park is sufficient grounds to withhold planning permission. Conclusion on land use policy 3.20 Overall, in principle the proposed mixed of use is considered acceptable as it would result in an efficient use of the site and meet a number of policy objectives of benefit to the wider community. Government planning guidance encourages mixed developments. In particular, PPG3 states that developments, which promote and combine a mix of uses to accommodate new households and bring new life should be encouraged. PPG 1 states that designs should create "well-mixed and integrated developments that avoid segregation and have well planned spaces that bring people together... and (thereby) providing access to jobs and key services". The London Plan
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(paragraphs 3.52 and 3.53) also states that mixed-use development create greater use of buildings and areas throughout the day and night, promotes more sustainable forms of development and reduce the need to travel. Officers consider that the proposed scheme accords with the objectives of the UDP. DENSITY 3.21 Policy HO7 (residential density) states that residential development will normally only be permitted if it accords with standard S2 of the UDP which normally permits a maximum density of between 210 and 247 habitable rooms per hectare (hrph) for developments comprising a mix of family and non-family accommodation. 3.22 The proposed density of the development is 308 hrph which is in excess of the normal maximum standard. However, higher densities are permitted under HO7 where (a) the proposed design and layout of the scheme makes a more efficient use of the land without compromising environmental quality (b) the scheme would not be deficient in open space provision (c) existing services and facilities would have spare capacity to accommodate increased demands (d) there would be no increase in on street parking demand (e) there would be convenient or proposed access to and from the site including public transport, walking and cycling. 3.23 The development would regenerate a brownfield site, improve the street scene by introducing a new public open space, improve pedestrian access to Wormholt Park from Bloemfontein Road and improve the quality of its play facilities, result in a net increase of open space and provide a significant amount of affordable housing. The development would also include green roofs that provide opportunities for biodiversity, good-sized balconies and it complies with UDP parking requirements. Officers consider that these criteria have been met because a) the proposed design and layout of the scheme makes a more efficient use of the land without compromising environmental quality (see para 3.55 to 3.60); (b) existing services and facilities (such as shops) in the area would have spare capacity to accommodate increased demands (c) there would be no significant increase in on street parking demand (see para 3.65); (d) there is convenient access to and from the site including public transport, walking and cycling (see para 3.64) . In respect of open space provision, there is no provision of communal open space for trhe housing, however there are considered to be material circumstances that would permit a positive consideration of the scheme (see para 3.9, 3.13, 3.18). Furthermore, proposal would accord with Policy 4B.3 of the London Plan which seeks to ensure that development proposals achieve the highest possible intensity of use compatible with local context, design principles and with public transport capacity. Officers consider that the location of the site is such that it would fall within the 3 to 2 accessibility index in the London Plan, which identifies a density range of between 300 and 450 habitable rooms per hectare. The proposed higher density would accord with the HO7 of the UDP. DESIGN/APPEARANCE AND CONSERVATION AREA ISSUES 3.24 The site lies within the Old Oak and Wormholt Conservation Area. The Council has a statutory duty to pay special attention to the need to preserve or enhance the character and appearance of that area which it is considered desirable to preserve or enhance in compliance with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. This is reiterated in policy EN2 of the UDP, and requires that particular regard is given to details such as scale, massing, bulk, height, materials,
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vertical and horizontal emphasis and the relationship to adjoining buildings, to street building lines and open spaces. Other relevant policies include EN2b (setting of conservation areas and views into and out of them), EN2e (improvement of opportunity sites in conservation areas) and EN8 (new development - high standard of design). Scale and Character 3.25 The site is located in an area of mixed character. To the east, Charnock House and Campbell House form part of the White City Estate which is characterised by four and five storey residential brick faced buildings with a dense urban character. To the north, south and west (beyond Wormholt Park) are two storey-terraced cottages, characteristic of the "Garden City" estate found in the Wormholt Estate. Immediately to the west is the open space of Wormholt Park, with its many mature trees. Design Response 3.26 The proposal has been designed to respond to the contrasting scale and conditions posed by the surroundings, and at the same time proposes a high quality and well- designed building in its own right. The driving objective is to create a building in parkland, which would enhance both the park and the streetscene. The form of the building aims to restore access to the park from Bloemfontein Road, an access which had been lost through the former developments on the site. 3.27 The building is composed of three elements: 2 two-storey podium buildings are located at either end of the site, while a third element, a five storey building spans across the two lower ones. The residential building is elevated over the low level buildings which increases the mass of the building on Bloemfontein Road, where the existing scale is larger. The lower two storey buildings address the park and the domestic scale buildings of Sawley and Bryony Roads. The character and height of the podium buildings are designed to reflect the scale of the two storey terraced houses on Sawley Road and Bryony Road. 3.28 The five storey residential block will front Bloemfontein Road, picking up on the urban scale of the road. With a total height of 7 storeys (i.e. 2 storey podium plus 5 storey spanning residential block), the Bloemfontein Road elevation will be two storeys higher than Campbell House, (one storey higher than its roof line). It is considered that the height difference would be substantially mitigated by the generous well landscaped area creating a set-back from the road of between 10 and 18 metres. In the circumstances it is considered that the development, although higher than its surroundings, would not overwhelm the scale of the area. Street Elevation 3.29 The building addresses Wormholt Park in two ways: by providing a new gateway from Bloemfontein Road, and by designing the pods to include mainly glass materials to make views into and out of the park at ground level as transparent as practicable. The residential building is inflected away from the buildings opposite, in order to reduce the proximity of the new building to them, and to reduce the impact of the end walls on the cottages in Sawley Road and Bryony Road. This inflection gives an opportunity to create a new softly landscaped public space onto Bloemfontein Road, which is distinct from the park, yet connected physically and visually by the gateway between the buildings.
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3.30 Throughout the consultation at pre-application and application stage with residents, there has been substantial support for the proposal to create a new public space on Bloemfontein Road, which would draw the park through a gateway beneath the residential component of the development towards the White City Estate. It is considered that the landscape strategy and the indicative drawings demonstrate that the applicant has the capacity to achieve the objective of drawing the park through and under the building, creating a new element of Wormholt Park on Bloemfontein Road, creating a transition between the scale of the residential areas to the east, the relatively dense urban character of the new development and the park to the west. Park Elevation 3.31 All the residential units have balconies which are large and designed to be an extension of the living space, over 50% of these overlook Wormholt Park which will create a sense of overlooking and security within the park. The balconies, and the convex form of the building add interest and variation to the long facade, as viewed from the park. 3.32 At ground level the Collaborative Care Centre is designed to incorporate large glazed areas to allow a direct visual connection from the centre's waiting and play areas to the park. The southern building which includes the retail element of the scheme incorporates a dual aspect unit which could have access to both Bloemfontein Road and the park. The IT cafe / community facility is positioned in the south west corner of this building to give it an opportunity to have a very direct relationship with the park. It may be possible to incorporate a specific seating area that is associated with the cafe in to the landscaping strategy. The roof 3.33 The roofs of the two low level buildings will be developed as ecology gardens, which will add a visual amenity as seen from both the park and the residential building, but will also improve the bio-diversity of the park and surrounding area. Landscape Strategy 3.34 A key objective outcome of the landscape strategy is: a) achieve a harmonious integration of the new space with the existing park; and b) to ensure that the new park area in font of the development is sustainable, useful, secure and made a significant contribution to the character of the area generally and the Conservation Area in particular. The proposal also includes substantial improvements to the eastern end of the park to integrate it with the new development. The design team has worked with Groundwork and LBH&F to ensure that these proposals are in line with their aspiration for the overall improvement and remodelling of Wormholt Park. Conditions would be attached to any permission requiring that the landscaping details be approved and maintained. The Park Interface 3.35 The new building sits at the eastern end of Wormholt Park, its two wings would enclose the park to create a sheltered, well overlooked and contained contemporary public garden. This garden will provide opportunities for quieter leisure activities that
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counter-balance the more active play areas at the western end of the park. A path would run alongside the southern building to create opportunities for the Internet café and shops to spill out onto the hardstanding should this be desired. This would need to be controlled to prevent access after the park is closed. To the north where the park runs along side the collaborative care centre passers by are prevented from approaching too close to windows by an arrangement of hedge and perimeter planting. 3.36 In connection with on-going consultation with local residents, the applicant is setting up visits to other buildings to discuss the nature of the cladding and finish on the proposed building and the landscaping on the park. The applicant is keen to maintain the involvement of local people throughout the lifetime of the scheme. The development is considered to comply with UDP policies EN2, EN2b and EN2E concerning development in Conservation Areas, and is in accordance with the policies set out in EN8. IMPACT ON ADJOINING OCCUPIERS Daylight and sunlight 3.37 Standard S3.1 seeks to protect the provision of daylight and sunlight. In considering this, the Council has regard to the guidance set out in Building Research Establishments' (BRE) Report 1991 - "Site Layout Planning for Daylight and Sunlight - A guide to good practice". New development should allow for the protection of adequate light to reach adjacent buildings. 3.38 Through negotiation at pre-application and application stage the siting and height of the building has been amended in order to respond to BRE daylight and sunlight assessments. In respect of Charnock House and Campbell House the development now complies with the BRE standard. In Bryony Road, 3 windows marginally fail the daylight standard by less than 1%. In Sawley Road 5 first floor windows would have reduced daylight distribution but these windows serve bedrooms. Overall it is considered that the proposed building would ensure that levels of light reaching adjacent windows would not be unduly harmed by the development. Officers consider that these marginal infringements are not sufficient to withhold planning permission. Loss of outlook and privacy 3.39 Standards S12.3 and S13.2 respectively require that there is no significant loss of outlook and privacy. S13.2a states that development will not be permitted for roof terraces or balconies if their use would cause harm to the existing amenities of neighbouring occupiers by reason of noise and disturbance. 3.40 The front elevation of the proposed building would be positioned a minimum of 45m from the opposing front elevations at Charnock House and Campbell House. The rear elevation faces Wormholt and the properties at Bryony Road and Sawley Road can only be viewed from an oblique angle. Significantly, the bulk of the building is positioned towards the Bloemfontein Road frontage and there are no habitable windows in the flank elevation of the proposed development which are positioned at least 18m from the opposing front elevations in Bryony Road and Sawley Road. The proposed balconies would be recessed and the green roofs would be for visual amenity only rather than for use as amenity space. Officers consider that the development would have no
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detrimental impact of the residential amenities of the neighbouring properties. The proposal would accord with S12.3, S13.2 and S13.2a. 3.41 The effect of vehicular activity both for parking and servicing, will be concentrated on Sawley Road, close to its junction with Bloemfontein Road. The impact of this activity should be largely neutralised by the introduction of new traffic calming measures designed to restrict maximum traffic speeds to 20mph. Conditions on Bryony Road should maintain the significant improvement following the closure of the car park associated with the demolished original JAC centre. 3.42 There will be a significant level of pedestrian activity on this section of Bloemfontein Road from the health care facility the small supermarket and IT café - the former Janet Adegoke Leisure Centre previously generated significant pedestrian movement. The dwellings will add to this activity, creating vibrancy not seen here before. Most of these impacts should be benign for existing residents, while the light, activity and passive surveillance will significantly enhance the level and feeling of security for existing residents. This scheme therefore meets the requirements of Policy HO8 related to the quality of the residential environment. 3.43 The impacts of the development on residential amenity are considered to be acceptable. INTERNAL LAYOUT, AMENITY SPACE AND REFUSE STORAGE. 3.44 Officers consider that the proposed residential units would have a satisfactory internal layout and the distance and height of adjacent buildings is such that they would receive acceptable levels of daylight and sunlight. The development would have a predominantly east or west orientation with outlook and privacy of proposed units being adequately protected. 3.45 UDP Policy HO6 requires the provision of 10% of the units to be designed for occupation of wheelchair users. In this case, the provision of 20 wheelchair units (14%) exceeds the minimum standard - these units would be of satisfactory size. 3.46 Standard S7A relates to internal space provision in new dwellings and requires that all the dwellings should meet the minimum standard of 44.5 m², 57 m² and 70 m² respectively for two, three and four bedroom units. Respectively the proposed one, two and three bed units, 46.3 m², 72 m² and 98.8 m², exceed the minimum floorspace standards and therefore complies with S7A. Officers consider that the proposed residential units would have a satisfactory internal layout and that the units, which are east and west facing would receive acceptable levels of daylight and sunlight. 3.47 Standard S5 sets out the required amenity space for new dwellings. Normally every family unit should have an amenity space of 36 m² and where it is not practicable to provide this then it should be provided communally. Non-family dwellings should have a balcony of not less than 3 m² and the remaining space should be provided communally. In this case, all the flats on are on the upper floors and would have private balconies measuring 4.5 m² which is 50% greater than the minimum standard. There is no proposed communal amenity space although the standard would normally require an amount of 2,659 m². The council normally regards full provision of amenity space as an important element of any residential schemes. However, the value of, and need for, communal space must be seen in context and there are exceptional factors with this
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proposal. The balconies are 50% larger than the required standard and are recessed and therefore protected from the weather and would provide more useable amenity space. The proposed development is immediately adjacent to Wormholt Park and residents would have easy access to it with the provision of the new entrance. The park provides for a greater range of activities than would be possible in communal space so it is likely to be of more immediate general amenity value to residents. In particular, much better opportunities for play for a variety of ages exist in the park than could be provided in communal space. The development will fund improvements to the park (including play and tennis courts). Finally, part of the value of amenity space in a residential development is to provide some degree of openness and contrast with the buildings. The large new space on Bloemfontein Road and the park, although for public use, will provide considerable amenity. This will be added to by the visual amenity of the green roofs on the lower two-storey pods. In addition to the improved children's play facilities in Wormholt Park, the development would include an informal children's play facility at the rear of the building which would be secured by condition. In these circumstances, it is considered that the shortfall in amenity space, when considered against Standard S5, will not have a significant adverse affect for the residents, and is acceptable in this case. 3.48 The proposal makes adequate provision for refuse storage in accordance with UDP policy EN17 and Standard S5. Communal bin stores (general waste and recycling) would be located at basement level allowing drop off of refuse as residents leave the building. CRIME AND SECURITY ISSUES 3.49 Policy EN10 requires all new developments to provide users with a safe and secure environment. The Metropolitan Police crime prevention designer has liaised with the applicant's architects and as a result the proposal incorporates a number of designing out crime features that include: - - Natural surveillance of the park and open space in front of the building - Well lit and well defined public and private realms. - Play areas overlooked by the residential development for safety. - Secured car and cycle parking. - CCTV at entrances to the building NOISE, AIR QUALITY & ARCHAEOLOGY ISSUES 3.50 Planning Policy Guidance PPG24 (noise and air quality) provides advice on minimising the adverse impact of noise on development to ensure that noise sensitive developments (including residential, hospitals and schools) are separated from major sources of noise, such as road or railway transport. Policy EN20B of the UDP also states that housing and other noise-sensitive development will not be permitted where the occupants/users would be affected adversely by noise from existing or proposed noise generating uses. Policy EN21 seeks to avoid undue environmental nuisance. In this case it is considered that the nature of the proposed mix use scheme which includes community health care (latest closure 10pm), small scale retail facilities (latest closure 8pm) and residential dwellings would not cause any undue noise impact on the residential amenities of the existing and future occupiers.
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3.51 Policy EN20A (potentially polluting uses) states that development that may cause pollution will only be permitted if it would not release pollutants including air. The development would result in a net increase in parking spaces, but the impact on traffic flows will not be sufficient to cause any significant worsening of air quality. Archaeology 3.52 The application site is not located within an Archaeological Priority Zone. However under policy EN7 there is a presumption against proposals which would involve significant alteration of, or cause damage to archaeological remains, whether scheduled or not. It is recommended that a condition be attached to the permission requiring that a desktop study be conducted prior to the commencement of works. ENVIRONMENTAL / SUSTAINABILITY ISSUES. 3.53 Policy HO13 of the UDP is concerned with energy efficiency. This states that all residential development should be assessed in relation to its ability to maximise energy performance, including orientation and window design to capture passive solar heat, reduce surface heat loss, high levels of insulation, controlled ventilation, thermal mass, Combined Heat and Power schemes, production of renewable energy. 3.54 The development seeks to significantly reduce energy consumption compared with standard traditional comparisons. The applicants are seeking to achieve a good Eco-Homes rating for this project. The scheme therefore incorporates the following features intended to maximise its sustainability: natural ventilation throughout residential accommodation, gas heating throughout, low energy light fittings, condensing boilers and maximised daylighting. Other features include excellent cycle provision (229 spaces), on site amenity provision, low water use (eg low flush WCs), rainwater harvesting, green roofs, high floor area/ footprint ratio. 3.55 A report, using the GLAs toolkit, has been submitted with the application. The GLA study of renewable energy clearly indicates that solar hot water and ground source heating/ cooling are the best options for this site and would enable the renewable energy/ CO² emissions target can be achieved. Officers recommend that conditions could be attached to any permission to secure the appropriate power and heating systems to be used in the building. Local Community Services 3.56 Policy CS11 (community services and planning benefits) states that where development would create a direct need for additional community services and facilities planning conditions may be imposed or developer contributions may be sought to secure provision. The main areas of demand upon the borough's services/facilities from the proposed development would fall upon the education and health services. The anticipated child yield for the development of approximately 30 children has been assessed on the basis of the inner London formula recommended by the GLA in their Child Yield Study 2005. The Director of Education has raised no objections to the proposed development - the anticipated child yield figures from this development are small. From the number and type of affordable units, the child yield is estimated to be between 17 and 32 children. Even assuming a modest contribution from the private housing units, there is sufficient existing capacity in schools in the area to meet the estimated new demand. In view of the new health facilities proposed at the site officers
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are also satisfied that the development would not result in unacceptable pressure on medical services in the area. The proposed scheme would include new retail facilities, is directly opposite a Key Local Shopping Centre and is located within 10 minutes walking distance of a variety of shopping and other facilities on Uxbridge Road. It is officer's opinion that the nature and scale of the proposed development would not result in an unacceptable demand on existing services. It is therefore considered that this scheme satisfies criterion (c) of Policy H07. Land Contamination 3.57 Potentially contaminative land uses (past or present) are understood to occur at, or near to the site. Conditions are recommended, in order to ensure that no unacceptable risks are caused during or following the development works, and in accordance with Policy EN21A. Flooding 3.58 Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management (SUDS). This approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements. It is recommended that a condition be attached requiring sustainable surface water management. CAR PARKING, TRAFFIC GENERATION AND SERVICING 3.59 Policy TN13 requires that all development proposals will be assessed against their contribution to traffic generation and other impact on congestion, particularly on bus routes and on the primary road network, and against the present and potential availability of public transport and its capacity to meet increased demand. Policy TN7 states that development will not be permitted if it would impair the flow of essential traffic. 3.60 Policy TN15 and Standards S17 and S18 relate to car parking provision, which applies to development proposals in respect to new build, extension and change of use. In the case of registered social landlords the general approach is that provision may be reduced by up to 75% subject to a legally binding agreement that prevents occupiers from obtaining permits and the dwellings are not sold onto other than to another housing association bound by the agreement. 3.61 In this case, the development proposes 141 affordable residential units, retail (1,135 m²), health care (2,115 m²), offices (1,805 m²) and 110 car parking spaces - 90 spaces (including 20 disabled spaces) would be for residential and the remaining 20 spaces (including 2 disabled spaces) would be for essential health care car users. In addition the proposal would also include provision for 229 cycle spaces in the basement car park and 33 spaces at ground level in front of the building. 3.62 The scheme aims to encourage the use of sustainable modes of transport to access the site. This will be achieved by providing good pedestrian and cycle routes to link the site with the main local centre at Shepherd's Bush Green. In particular a zebra
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crossing will be located to link the site on Bloemfontein Road and Australia Road. There is also provision for a new bus stop to be created outside the site should future bus services be routed in this direction. Vehicular access to the site will be off Sawley Road to the basement car park by means of a priority junction. Servicing of the site will be from two service bays, one on Sawley Road and another on Bryony Road and could be controlled through a traffic management plan. 3.63 The level of parking proposed is considered to be acceptable given that the entire development will be designated as car permit free through appropriate conditions/ S106 legal agreement. The basement car park has been designed to operate as a private car park only and not to contain visitor parking. There is no on-street parking for visitors. The provision of a service/ loading bay as part of the new access would result in the loss of 6 parking bays - the loss of these bays would not significantly increase night time parking stress which would increase from 9% to 11%. 3.64 On match days at QPR FC the following roads are closed to vehicular traffic, South Africa Road, Dorando Close, Ellerslie Road and Loftus Road (at its junction with Ellerslie Road to its junction with Batman Close). However, there are alternative routes that can provide vehicular access to Bloemfontein Road from the north, south and west directions. Bloemfontein Road can be accessed on match days via a left turn from the Westway, and alternatively from a right turn into Bloemfontein Road from Uxbridge Road. 3.65 The proposed development would have an acceptable impact on existing traffic and parking conditions. Trees 3.66 The siting of the proposed building would have an impact on a number trees at the eastern end of the Wormholt Park. Some of these trees would be pruned or removed as part of the enhancements to the Park and in connection with local residents aspirations to improve natural surveillance/ security. The applicant has agreed to conditions controlling the proposed tree works including pruning, removal, and the type, size and timing of any replacement trees. LEGAL AGREEMENT 3.67 The applicant has agreed to enter into a legal agreement to ensure the following: - permanent retention of the affordable housing under the ownership and management of a registered social landlord. - a balance between shared ownership and rented units (no more than half of the units to be shared ownership). - the average equity percentage for sale in the shared ownership units does not exceed an average of 50% across the scheme. - to exclude the occupiers of the new residential units from obtaining residents parking permits in the existing CPZ's. - applicants to pay for all associated highway works, including the reinstatement of the footway - to secure local employment and during construction works - to secure training places for local people during construction works
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- restore Wormholt Park to the condition described in the Landscape Statement and shown on the submitted drawings on completion of the development. - new children's play area for Wormholt Park - Replacement tennis courts - New pedestrian crossing to Bloemfontein Road - New gates to Wormholt Park - Traffic calming measures associated with the development - Public recycling site - storage and collection of segregated waste The council currently owns the application site and intends to grant the applicant a 250 year lease. The planning obligations will be secured against the leasehold interest, once granted, and all interests derived from that lease. 4.0 CONCLUSION 4.1 This proposed development has evolved through partnership and strong support between the local community, the Primary Care Trust and the LBHF. While there is some loss of park, it is considered that the development would result in wider benefits to the surrounding local community including a new health centre, improved retail facilities, improvements to the park facilities and the provision of a new housing half of which would be affordable. The mix of uses would meet local needs and are therefore considered acceptable. The proposal includes a new open space at the front of the building, a gateway to the park from Bloemfontein Road and a building that is sympathetic to the street scene and the setting of the Park and enables improvements to the Park facilities. The proposal would not have an undue impact on the residential amenities of neighbouring properties. The traffic and environmental impacts are also considered to be acceptable. 5.0 RECOMMENDATION 5.1 Subject to there being no contrary direction from the Mayor for London, the Committee resolve that the Director of the Environment Department be authorised to determine the application and grant permission upon the completion of a satisfactory s.106 legal agreement and if appropriate subject to a condition to ensure that no development shall take place until all appropriate interests are secured and bound.
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--------------------------------------------------------------------------------------------------------------------- Ward: Wormholt And White City Site Address: Janet Adegoke Leisure Centre 56 Bloemfontein Road And 1 Sawley Road London W12 7DH
Case Officer; Roy Asagba-Power Conservation Area: Old Oak And Wormholt
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Applicant: Building Better Health Ltd Downstream Building 1 London Bridge London SE1 9BG Description: Demolition of existing buildings in connection with redevelopment. Drg Nos: 4780_PL_SL_100B; 4780_PL_SL_101B; 4780_PL_B1_102A;4780_PL_GR_103B; 4780_PL_01_104; 4780_PL_02_105;4780_PL_03_106; 4780_PL_04_107; 4780_PL_FL1_108A;4780_EL_E-W_201; 4780_EL_N-S_202; 4780_EL_DB_2034780_SE_A-B_301; FD_4780_PL_SL_109B; FD_4780_PL_SL_110B;Design Statement Rev A; Daylight _ Sunlight Report; Transport Application type Conservation Area Consent Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) The works hereby granted consent shall not commence later than the expiration of
5 years beginning with the date upon which this consent is granted. Condition required to be imposed by Section 18(1)(a) of the Planning (Listed
Buildings and Conservation Areas) Act 1990. 2) The demolition of the building hereby permitted shall not be undertaken before:
(i) a building contract for the redevelopment of the site in accordance with planning permission reference 2006/00456/FUL has been entered into;
(ii) notice of demolition in writing and a copy of the building contract has been submitted to the Council, and;
(iii) details of all matters which require prior approval pursuant to planning permission reference 2006/00456/FUL; before commencement of the development have been submitted to and approved by the Council.
To ensure that the demolition does not take place prematurely and to safeguard
the character and appearance of the conservation area, in accordance with policy EN2 of the Unitary Development Plan.
3) None of demolition works hereby granted consent shall be undertaken before a
scheme for the temporary fencing and/or enclosure of the site has been submitted and approved in writing by the Council, and such enclosure has been erected in accordance with such approval.
To ensure that the site remains in a tidy condition during and after demolition
works and to prevent harm to the street scene, in accordance with policy EN2 of the Unitary Development Plan.
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 17th February 2006 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from:
Dated:
Neighbour Comments: Letters from: Dated: For officers report see reference (RN:2006/00456/FUL)
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--------------------------------------------------------------------------------------------------------------------- Ward: Shepherd's Bush Green Site Address: White City Development Site Bounded By Ariel Way, Wood Lane, Bulwer Street, Sterne Street, Coal Wharf Road, West Cross Route, Olaf Street And Bard Road W12 7SL
Applicant: Westfield Shoppingtowns Limited 6th Floor Mid City Place 71 High Holborn London WC1V 6EA Description: Submission of further revised reserved matters of the external design of the main shopping centre building (Phase 1) pursuant to the outline planning permission 1993/01830/FUL dated 29th March 1996. Drg Nos: BNY-SA(08A)005E, 016A, 101A, 102C 103D, 104E, 105D, 105mC,106B,107F, 112B, 114A, 124A, 125A, 125kA, 125mA, 126A, 200A201B, 202A, 203A, 204A, 209C, 211A, 213A, 221A, 225A, 226A,227B, 229B, 230B, 231A, 232A, 301B, 302A, 303D, 304E, 305C,341C, 501A, 502B _ Design Statement Application type Submission of Reserved Matters Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) Details in respect of the following matters shall be submitted to and approved in
writing by the Council before the relevant work is begun. The relevant work shall be carried out in accordance with the approved details:-
i) Hard and soft landscaping; ii) the roof canopy over the pedestrian street; iii) all mechanical plant and machinery; iv) design of all internal roads including street lighting, traffic signal arrangements, road markings and specifications and materials. v) shopmobility scheme; vi) cycle facilities, including materials used, lighting, security, storage facilities, layout and design; vii) external lighting as a form of public art; viii) boundary walls and fences; ix) boundary screen in front of LUL Central Line Building; x) the glazing pattern of the glazed roof; xi) disability access report. To ensure a satisfactory external appearance and to ensure that neighbouring
occupiers are not unduly affected by smell, noise and disturbance, in accordance with policies EN8, EN21 and SH11 of the Council's Unitary Development Plan 2003.
2) The pedestrian street linking the south-west corner entrance with the south-east
corner entrance, hereby permitted, shall be accessible to the general public at all times, and shall not be gated, unless otherwise agreed in writing with the Council.
To ensure that the pedestrian walkway leading from Shepherd's Bush Green to
Wood Lane remains unobstructed thereby ensuring permeability through the
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development in accordance with Policy TN5 of the Council's Unitary Development Plan 2003.
3) Noise from machinery or equipment operated in connection with the development
shall not increase the hourly background sound level which exists in the absence of such machinery or equipment operating. The background sound level shall be measured, for the purposes of this condition, on the boundary of the site at a position nearest the noise source, or at the nearest window to a habitable room in separate occupation from the operator of the noise source, whichever is the closer.
In order that the machinery and equipment used in connection with the permitted
use does not give rise to conditions that would be detrimental to the amenities of surrounding occupiers by reason of noise disturbance, in accordance with Policy EN21 of the Unitary Development Plan 2003.
4) A minimum of 50% of the area of the roof of the shopping centre buildings,
excluding the glazed areas, shall be planted as "green or "brown" roofs". The specification for both the "green" and "brown" elements shall be submitted to, and approved, by the Local Planning Authority, and following approval of these details shall be planted before the opening of the shopping centre. These "green" and "brown" roof areas shall thereafter be permanently retained.
The provision of the "green" and "brown" roofs will meet biodiversity objectives as
well as improving the visual appearance of the roof in accordance with the objectives of the Council's approved Biodiversity Action Plan 2004 and Policies EN8 and EN28 of the Council's Unitary Development Plan 2003.
5) The blue shaded area of the Wood Lane ground level frontage, as indicated on
approved drawing (No: BNY-SA(08A)502) shall be permanently retained as active retail frontage and shall at no time be designed to exclude customers entering the retail units from Wood Lane.
To ensure that the attractiveness of the Wood Lane retail frontage is permanently
retained in accordance with Policy SH1 of the Council's Unitary Development Plan 2003.
6) Details of the shopfronts on the external elevations of the building shall be
submitted to, and approved, and thereafter implemented prior to the occupation of the relevant retail unit.
To ensure a satisfactory architectural appearance in accordance with EN8 of the
Council's Unitary Development Plan 2003. 7) A sustainability appraisal shall be submitted to, and approved in writing by the
Local Planning Authority prior to the opening of the shopping centre and thereafter be implemented in accordance with the approved details
In the interests of sustainability, in accordance with Policy EN16 of the Council's
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 10th February 2006 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from:
Dated:
Neighbour Comments: Letters from: Dated: 42 Bulwer Street London W12 8AP 09.03.06 JOINT REPORT WITH 2005/03114/RES OFFICER'S REPORT 1.0 BACKGROUND 1.1 Outline planning permission was granted on 29th March 1996 (ref: 1993/1830/P) for the redevelopment of the White City site to provide a shopping centre, leisure buildings, affordable housing, workshops, a bus station, a railway station, a replacement tennis club and associated car parking (Phase 1). 1.2 The subsequent submission of reserved matters and details pursuant to conditions were approved in October 1999. New planning applications for the Southern Interchange, West London Line Passenger Station and the Dimco Buildings, which were also submitted at the same time, were later approved in July 2000 following the completion of an updated Section 106 agreement. 1.3 In June 2000 the Council received four outline planning applications comprising a retail extension in the south west corner (Phase 2), a redesigned Southern Interchange and West London Line Station and a new underground station on the Hammersmith and City Line. The West London Line Station application was approved in October 2001, the Hammersmith and City Line Underground station was approved in March 2002, the remaining two applications were approved in December 2002 following the completion of a supplementary Section 106 Agreement. 1.4 Detailed planning permission was granted on 12 March 2003 for a revised Hammersmith and City Line Underground Station scheme (ref 2002/02526). It differed from the original scheme in that the booking office main building was now relocated to
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the north of the raised viaduct to avoid demolishing an office building on the south side (Network House). 1.5 Outline planning permission (ref: 2000/01642) was granted for the south-west corner (Phase 2) which proposed a mixed use development comprising retail (Class A1) and community facilities (Class D1), which will form the gateway to the consented development from Wood Lane and Shepherds Bush Green. 1.6 The reserved matters relating to this south-west corner application (Phase 2) were approved on 7 May 2003 (ref 2003/00198). 1.7 Planning permission was granted on 6 October 2003 (2002/00709/RES) for revisions to the Phase 1 reserved matters originally approved in July 2000. These revisions related to changes to the road layout, improvements to the NE and SE corner entrances, SE entrance square, footprint of the retail development, siting of the affordable housing land, reconfiguring of the nature reserve, reduction in the massing of the leisure block, improvements to Wood Lane elevation, improvements to bus station, improvements to covered streets and Wintergarden and external improvements. 1.8 Planning permission was granted on 8 November 2004 (2004/02212/RES) for further revisions to the Phase 1 reserved matters originally approved in 2000. These revisions proposed a new triangular shaped retail building located in the SE square, redesign of the SE square, the footprint of the retail development being extended further south, change in the elevational treatment facing the SE square, changes to the height and length of the leisure space together with external alterations. 1.9 Further revised reserved matters to the phase 1 development were granted planning permission on 6 March 2006 (2005/01687/RES). This permission approved further revisions to the design to south-east corner pedestrian entrance. 1.10 The two current planning applications which are the subject of this joint report, are also seeking further revisions to the reserved matters relating to the design of the main building (Phase 1) and the south-west corner entrance (Phase 2). These two applications address revisions to the south-west and north-west pedestrian entrances as well as external finishes for the building including the roof detail and the external landscaping. The Phase 1 application also incorporates the details of the south-east corner pedestrian entrance which were previously approved (see para 1.9). 2.0 PUBLICITY AND CONSULTATIONS 2.1 The application was advertised in the local press and site notices were posted around the perimeter of the site. 2.2 The Council also carried out an extensive notification procedure with surrounding residents, businesses and resident associations. Notifications were also sent to local amenity groups. Five responses were received. Both the GLA and English Heritage raised no objection. One letter was received from a local resident complained about the complexity of the drawings but raised no objection to the scheme. A second letter was concerned to ensure that large louvers facing the rear of their properties in Bulwer Street did not result in additional noise and disturbance. The resident has been advised that these louvers mostly have no mechanical equipment behind them as they only
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function as a smoke exhaust in the event of a fire occurring in the London Underground depot which is below the south-west corner pedestrian entrance. 2.3 The final letter was received from the Hammersmith and Fulham Historic Group. They have made some general comments about these revisions. These relate to:- the south-east corner - which they state is a considerable improvement to permeability and a more welcoming access for pedestrians the Dimco Buildings - important that there are significant views of the Dimco Buildings from Wood Lane. Also as these are listed buildings it is important that as much of the original interior is retained. Officer comment: The Dimco buildings will continue to have significant views from Wood Lane. Also the applicants have retained as much of the interior where it has been structurally possible to do so. The eastern boundary - important that the landscaping along this boundary will not just be a symbolic decoration but will enhance the green chain along this boundary. Officer comment: This concern will be addressed in the subsequent detailed application for the landscaping. Landscaping - would welcome a meeting with Westfield's landscape architect, Martha Swartz, to offer their support to the greening of the area to the north of Shepherds Bush. Wood Lane frontage - concerned that street level frontages are not lively and welcoming for pedestrians. Officer comment: Where possible the Wood Lane elevation of the building will have active retail frontage. The inclusion of extensive landscaping and art features will also help to engage the general public along this frontage. SW corner - some concern that design does not link with the existing street. Officer comment: Although there is a significant rise from street level to the south-west corner shopping mall entrance the wide expanse at pavement level is bounded by the library and department store entrances. It is proposed that this area will be extensively landscaped to provide an interesting and lively space that will engage with the public on Wood Lane. 2.4 Officers from the Council and Westfield also briefed the Commission for Architects and the Built Environment (CABE) on the project. Although they made some comments on the proposed design changes they confirmed that they did not wish to be consulted or be involved formally. 3.0 PLANNING CONSIDERATIONS 3.1 The submission of the revised reserved matters relating to the whole shopping centre building has arisen following a review of the approved design by the new joint owners of the development, Westfield and its partner CGI. They have sought to build upon the original objectives established by the previous owner, Chelsfield. Westfield's detailed appraisal of the scheme identified that some amendments needed to be made to the three pedestrian entrances in order to improve accessibility and permeability within the shopping centre, the main roof and the external cladding colour. 3.2 In order to ensure that the revised design retains the original architectural quality of the previously approved scheme, Westfield briefed Lord Richard Rogers and
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Professor Ricky Burdett on the project in their capacity as architectural advisors to the Mayor of London. Their comments relating to permeability through and within the scheme and the provision of "green roofs" have been addressed in the current design proposals. Furthermore, Westfield also on the advice of Lord Rogers have engaged the services of a leading architect to act as a design mentor. Sir Richard MacCormac has been engaged and has been advising on these current revised schemes. 3.3 The new glazed roof 3.4 The original roof design scheme incorporated the use of natural ventilation in the winter garden and malls to maintain internal comfort conditions during the summer and winter months. This system relied on the operation of the tenant's heating, cooling and ventilation systems to assist the climate control and ventilation. This arrangement made the tenants substantially responsible for maintaining the environmental conditions within the malls and winter garden. The applicants consider this arrangement to be both unmanageable and unacceptable to the tenants and also had very poor thermal performance characteristics. Indeed, by using this method of climate control the applicants consultants concluded that the internal temperatures within the malls could reach up to 29 degrees at peak summer conditions. 3.5 The redesigned roof is a fully glazed sealed construction. It significantly improves thermal performance characteristics and is based on the provision of landlord's central plants serving the heating, cooling and ventilation requirements of the malls and winter garden areas and the retail units. This ensures that energy efficiency is achieved when delivering the enhanced climate control parameters set by the applicants for this development. 3.6 Roof Design 3.7 Although the vast majority of the roof will not be visible from public vantage points it will be an important architectural feature that will identify this building. The roof itself comprises the glazed sections covering the malls, pedestrian entrances and the winter garden, the leisure boxes incorporating the cinemas and the fitness club and the flat sections to accommodate the plant and machinery. 3.8 Following discussions with CABE, in addition to the glass roof, the applicants have identified extensive areas of the roof for the provision of green (sedum) roof coverings where the structure can accommodate this. This has the benefit of visually softening extensive areas of the roof, which could otherwise appear uninteresting. Furthermore, the sedum roof covering will meet biodiversity objectives by attracting birds and insects. 3.9 Proposed Design and Materials 3.10 The development is designed as a series of streets, squares and public spaces on the site, and to link them directly with Wood Lane and Shepherd's Bush Green. These are the south-east corner and south terrace linking to the Winter Garden and Wood Lane; the north west entrance linking the northern end of Wood Lane, with the bus station, through the shopping centre via the Winter Garden to the transport interchange at the south east. The scheme will open links between Wood Lane and Shepherd's Bush, which have been cut off for many years.
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3.11 Materials 3.12 The materials proposed for the external elevations are based on the previously approved scheme. The predominant material used on the west (Wood Lane) north (Arial Way) and east (A3220) facades are green aluminium panelling with bands of grilled horizontal panels and bands of colour backed glass to break up the mass of aluminium panelling. The materials used at the base of the building, and where it will be experienced by pedestrians most closely, will be natural stone; therefore it will be found on Wood Lane, the south street and terrace, the south east street and corner, and the north west entrance. Where the base of the building is in the predominantly vehicular domain, i.e adjacent to the A3220, and Arial Way, the architects have introduced panels of perforated corten steel. This material not only allows for ventilation, but is robust in terms of graffiti prevention and cleaning. Important corners and entrances are emphasised by the use of glass curtain walling rising on all floors, to give light and life to these potentially busy places, and to connect the interior to the exterior. 3.13 The most dramatic and welcome intervention into the design however is the introduction of the sinuous and flowing glass and steel roof. This is based on the MERO system, famously used at the Eden Project (although not containing glass there), the New Trade Fair in Milan, and on a very small scale at the New Scottish Parliament buildings. The design, which will emulate waves flowing over a surface, is made up of a series of interlocking isosceles triangles of glass set into a steel framework, which will act as a membrane covering the Winter Garden and the malls, and will extrude to the external elevations from within the centre to emphasise and mark all entrances to the centre. The glass will be part transparent, part translucent and part opaque; the patterning will depend on the need to deal with potential solar gain, shading and heat deflection. A benefit of the necessary treatment of the glass in this way will add to the experience within the building during the day and night. The roof will be washed with light from the exterior to prevent the roof appearing too black at night. Structural trees will hold the roof within the building, and being hollow will provide the necessary drainage. The glass roof will be strong enough to take the weight of cleaners and their equipment. 3.14 The proposed roof is one of a number of features, which will bring the scheme out of the ordinary into the extraordinary and will help to provide a sense of distinctiveness. 3.15 Public Realm and Landscaping. South-east corner and south façade; 3.16 The south street and south east corner contains a long sloping pedestrian street which connects the bus/rail interchange to the south of the development via an extended pedestrian walkway at the southern perimeter of the retail development, linking it to Wood Lane, past shops and restaurants. It would have the character of an outside space even though a roof floats above it, giving protection from the weather. 3.17 It is proposed that the flat roof of these low height restaurants will have "green roofs" to provide both visual interest and habitats for birds and insects. The height of the roof means that it will never be oppressive; rather it will add a dramatic addition to the appearance, and experience, of the street. The south terrace links the new public square on Wood Lane with the new sloping street. It is a place for promenading and
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meeting people and going to one of the south facing restaurants, and provides a resting and calm area within the development Wood Lane entrance and façade; 3.18 A new public space sits on Wood Lane and is an important focal point at the meeting of Wood Lane and the south terrace, and adjacent to a vehicle drop off area. The public building uses are located here, and together with the department store have an entrance at ground level. The square contains one of the main entrances to the centre and is created in a series of steps and ramps within a landscaped space, allowing the space to engage with Wood Lane at ground level, and the centre at upper level. The glass MERO roof, a unifying feature for the whole centre, is shown over the entrance to the public buildings and the escalators, as well as further back marking the entrance to the shopping centre. On the corner of Wood Lane and the south terrace is the entrance to one of the anchor stores, which through the use of glass curtain walling at ground and upper floors on both the Wood Lane and the south street elevation help to enliven the space. 3.19 Additional ground floor shopping has been introduced at the northern end of the Wood Lane elevation in order to improve what would otherwise have become a fairly dead frontage. The retention of the existing Central Line depot building has created a need for screening to allow for continuity of the elevation, but does not allow for better ground floor uses here. The screen details are yet to be decided, but will contain a level of public art. It is also intended to retain existing mature trees where possible, and supplement this with extensive landscaping along the full length of this frontage. The winter garden: 3.20 The winter garden space will function as a major town square at the heart of the development. It sits at the confluence of the internal shopping streets and can be reached via the southern street. It is intended to be the primary location for socialising, gathering and meeting with dining, shopping, events and entertainment over 4 levels. Its grand scale will give it a civic feel and capacity, able to hold major events, exhibitions, shows and activities on its lowest level. The large, open space at its lowest level will command impressive views of the entire space and the curved roof. The balconies overlooking the space will be natural dining terraces, and people will be able to congregate there to look down onto the events area at the lowest level. The cinema complex at the highest level will ensure that it will remain open late at night. The space will feel as an "inside/ outside" space with the graceful, yet dramatic, curves of the roof letting large amounts of dappled natural light through. The roof will be part transparent, part translucent and part opaque. 3.21 The internal shopping streets of the centre link the winter garden with the entrances on Wood Lane and the new sloping street. The link to the North West bus station will be accessible into the evening to ensure good connections to the BBC and the transport interchange at night The North West entrance and north façade; 3.22 The north-west entrance on the corner of Wood Lane and Ariel Way has been redesigned significantly. The entrance to the centre is emphasised by the introduction of a break in the buildings allowing the organic form of the glass roof to extend outwards to
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incorporate stairs, escalators and lifts. The entrance to the car park is similarly reinforced by the creation of a break in the building and the introduction of a recessed grilled panel. All changes to create legibility to the design. The opportunity will be taken to enhance the landscaping at this important public area flanked by the entrance to the centre and the bus station. 3.23 It is the officers' view that the high quality of design required for a development of this nature is retained throughout the changes and the streets and winter garden would make a valuable contribution to the connectivity within Shepherds Bush as well as through the shopping centre itself. 3.24 Principles of Landscape Design 3.25 Although the design of the public realm will be subject to a separate reserved matters application, it will be based on a number of design principles to create an attractive external environment that provides a variety of spaces and routes that reflect their uses and unifies the scheme and integrates it into its surroundings, as well as attractive internal spaces that reflect those on the exterior in their design and materials. The applicants have engaged landscape architects, Martha Schwarz Inc., an internationally renowned practice to develop all aspects of the public realm and landscaping. They will be following a number of important principles: i) the route from the transport interchange by Shepherds Bush Green to Wood Lane varies greatly along its length; ii) the route from the bus station needs to be free of clutter to facilitate the numbers of people that will use it to approach the development, and the paving will need to lead people to it as well as integrate into the Shepherds Bush Green public realm improvements; iii) the sloping street needs to be able to accommodate large volumes of people entering the scheme, and needs to provide dining terraces to the restaurants that are able to accommodate and encourage people to dine outside the restaurants under the cover of the canopy above. Lighting and street furniture will have an important role; iv) the south terrace needs to be attractive as a promenading space, and with its south facing aspect, encourage people to sit outside, meet friends and family and sit outside on the dining terraces. Soft landscaping will be an important element and will need to screen the terrace from the residential properties on Bulwer Street. The possible use of water, landscape features, lighting and seating will need careful integration; v) the level change from the south terrace to the public square on Wood Lane needs careful design to exploit the opportunity for dramatic effect and possible use of hard and soft landscape, lighting, seating and water. The public square needs to exploit its south facing aspect, needs to encourage people to enjoy the space, must encourage people to explore up onto the south terrace, and must integrate with the repaving of Wood Lane; vi) there needs to be a relationship and transition between the external paving with the entrances to the internal shopping streets. The winter garden has a special relationship with the south terrace and needs to be flexible;
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vii) Wood Lane needs to feel integrated with the new public realm works around Shepherds Bush Green; viii) the nature reserve needs to be developed as a landscape buffer between the Bulwer Street properties and the development. It needs to be a managed area to encourage biodiversity and entry will be restricted to the public, although interested parties such as schools will be given limited and controlled access; ix) the eastern service road needs to be carefully landscaped so as to enhance the green corridor along this eastern boundary and should also be designed so that it will not create hidden or unsafe areas; x) the area to the north of the perimeter is a rather hostile environment that will be dominated by vehicles. The landscape must respond to this in a strong way so that it does not become subservient to its traffic environment; xi) the roof area will be exploited where possible to encourage biodiversity and recycle rainwater. An example would be to lay a "sedum roof" on unutilised concrete areas of the roof that would encourage small plants and insects to inhabit it. 3.26 Access for those with disabilities throughout the scheme 3.27 The scheme is designed and built some 6.5m above Wood Lane and Shepherds Bush Green, and is fully accessible to those with disabilities. People who approach from the south-east corner of the site including arriving by public transport or taxi, will arrive at the scheme via the new sloping street. The sloping street will be the busiest thoroughfare into the scheme, and it is sloped with 1 in 20 or 1 in 60 ramps leading to the south terrace and to the shops. The entrance to the centre off the street has a combination of 4 lifts and 2 pairs of escalators. People who approach from the North West corner of the site including arriving by public transport or taxi will enter the North West entrance on Wood Lane, and will get to the shopping levels via a combination of 2 lifts and a pair of escalators. Those who approach from the south end of Wood Lane or use the drop off point can enter the scheme using 2 lifts and a pair of escalators. In addition they will be able to use the lifts and escalators of the department store when it is open. 3.28 Those arriving by car will be able to use the wider disabled parking bays that are clustered around the major entrance points into the scheme. A concierge service will be available and a shop mobility scheme will operate in the centre. From the entry lounges people can travel up to the shops using banks of lifts and escalators. 3.29 Once in the covered shopping streets there are numerous and convenient lifts and escalators that will travel between the two principal shopping levels and to the mezzanine restaurant level and cinemas. In addition, the major anchor stores all have lifts and escalators in them. 3.30 Massing of the buildings 3.31 Whilst the overall heights of the main building remain similar to the approved scheme the massing at the interface with the residential area in the south-east corner has been reduced significantly. Previously the main height of the building was adjacent
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to the affordable housing scheme, which is currently under construction. With the introduction of the covered pedestrian street and the low level restaurants adjacent to this boundary, the main bulk of the shopping centre building has been moved further away thereby reducing its impact on neighbouring areas. Officers consider that the revision in the massing of the building is a positive improvement over the previous scheme. 3.32 Safety and Security throughout the scheme 3.33 Safety and security, including the perception of safety and security is recognized as one of the most important aspects that will govern the success of the development. Creating a safe and secure environment will have important and beneficial knock on effects with other surrounding areas. This is to be achieved by a combination of factors 3.34 The principles of "Secure by Design" are aimed at reducing crime, and this scheme has been carefully designed to meet them. Consequently routes will be well populated with no "dead ends", and will link well to accessible public transport. Entrances will be transparent and well lit. Most routes will have active frontages on them to provide natural surveillance. The routes that are open late into the evening will have activity on them such as restaurants, the cinema, super market, library and the health club/ spa. There are no "escape routes" or inactive corners to hide behind. Limiting the entry points would ensure that they are busy places with lots of natural surveillance. All public routes will be well lit. The customer entry lounges within the car parks will be well lit, attractive and highly visible from within the car parks. Within the parking areas will be concierge, taxi, security and valet parking services. The perimeter of the car parks and service areas are screened so that entry points are carefully controlled 3.35 Extensive use of Closed Circuit TV with a managed control room covering all aspects of the development including public areas, service areas, car parks, service corridors and the perimeter of the building, and the use of help points with voice and camera link to the security room. Active management of all the publicly accessible areas with security staff available to give reassurance and help to those who need it, and a cleaning and maintenance regime that keeps the environment clean and in good repair. 3.36 Floorspace issues 3.37 The redesign of the south-east corner of the shopping centre will increase the amount of floorspace within the approved building. However, the outline planning permission does not impose an absolute limit on floorspace except in the case of the retail floorspace where there is a maximum limit restricted by condition. Westfield have indicated their intention to submit an application to vary the retail restriction condition of their original planning permission, to include this additional floorspace. Currently the building has approval for 111,480 sq. m (1.2 million sq. feet) of A Class floorspace. 3.38 Officers were concerned that if approval was given for the redesign of the south-east corner and the subsequent variation of condition application for the additional A Class floorspace was not submitted or was submitted and refused, then this could result in the creation of additional floorspace within the building without any designated use. Westfield have responded stating that if the A Class condition remained unamended then this additional floorspace would be absorbed into the other
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uses within the shopping centre i.e. leisure, circulation space, ancillary offices etc, which has no maximum limit. In practice this would mean that the new floorspace created in the south-east corner would be used for A Class uses whilst providing alternative non-A Class uses in other areas of the building currently earmarked for retail use. Officers are therefore satisfied that by approving this current planning application with its additional floorspace, that it would not prejudice the future consideration of any variation application to extend the A Class floorspace within the development, and that any floorspace created could be absorbed by other uses which are not restricted by a maximum floorspace condition. 4.0 CONCLUSION 4.1 The proposed redesign of the building's pedestrian entrances will improve permeability and the public realm across the site improving pedestrian linkages through the building and from the winter garden, at the heart of the scheme, to the public transport interchanges at either end of the building. The new raised pedestrian street/terrace will also form a 24 hour landscaped pedestrian route linking Shepherds Bush Green with Wood Lane. The design changes to the roof of the wintergarden and malls have resulted from technical deficiencies of the previous scheme. However, the new glazed roof design introducing a sinuous and flowing glass and steel roof is of an improved architectural quality. It is considered that these design changes have retained the architectural quality of the original approved scheme. Approval is therefore recommended.
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--------------------------------------------------------------------------------------------------------------------- Ward: Shepherd's Bush Green Site Address: White City Development Site Bounded By Ariel Way, Wood Lane, Bulwer Street, Sterne Street, Coal Wharf Road, West Cross Route, Olaf Street And Bard Road W12 7SL
Applicant: Westfield Shoppingtowns Limited 6th Floor Mid City Place 71 High Holborn London WC1V 6EA Description: Submission of further revised reserved matters of the external design of the south-west corner (Phase 2) pursuant to the outline planning permission 2000/01642 dated 23 December 2002. Drg Nos: BNY-SA(08B)005E, 016A, 101A, 102C, 103D, 104E, 105D, 105mC,106B, 107F, 122B, 123B, 124B, 125B, 200A, 201B, 202A, 209C202A, 209A, 225A, 226A, 227B, 341C, 305C, 304E, 303D,225A, 226A, 227B, 303C, 304D, 305C, 341C, 342B, 343B, 344A.Design Statement Application type Submission of Reserved Matters Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) Details in respect of the following matters shall be submitted to and approved in
writing by the Council before the relevant work is begun. The relevant work shall be carried out in accordance with the approved details:-
i) Hard and soft landscaping; ii) all mechanical plant and machinery; iii) a shopmobility scheme; iv) cycle facilities, including materials used, lighting, security, storage facilities, layout and design; v) external lighting; vi) boundary walls and fences; vii) boundary screen in front of LUL Central Line Building; viii) the glazing pattern of the glazed roof; ix) disability access report. To ensure a satisfactory external appearance and to ensure that neighbouring
occupiers are not unduly affected by smell, noise and disturbance, in accordance with Policies EN8, EN21 and SH11 of the Council's Unitary Development Plan 2003.
2) The pedestrian street linking the south-west corner entrance with the south-east
corner entrance, hereby permitted, shall be accessible to the general public at all times, and shall not be gated, unless otherwise agreed in writing with the Council.
To ensure that the pedestrian walkway leading from Shepherd's Bush Green to
Wood Lane remains unobstructed thereby ensuring permeability through the development in accordance with Policy TN5 of the Council's Unitary Development Plan 2003.
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3) Noise from machinery or equipment operated in connection with the development shall not increase the hourly background sound level which exists in the absence of such machinery or equipment operating. The background sound level shall be measured, for the purposes of this condition, on the boundary of the site at a position nearest the noise source, or at the nearest window to a habitable room in separate occupation from the operator of the noise source, whichever is the closer.
In order that the machinery and equipment used in connection with the permitted
use does not give rise to conditions that would be detrimental to the amenities of surrounding occupiers by reason of noise disturbance, in accordance with Policy EN21 of the Unitary Development Plan 2003.
4) A minimum of 50% of the area of the roof of the shopping centre buildings,
excluding the glazed areas, shall be planted as "green or "brown" roofs". The specification for both the "green" and "brown" elements shall be submitted to, and approved, by the Local Planning Authority, and following approval of these details shall be planted before the opening of the shopping centre. These "green" and "brown" roof areas shall thereafter be permanently retained.
The provision of the "green" and "brown" roofs will meet biodiversity objectives as
well as improving the visual appearance of the roof in accordance with the objectives of the Council's approved Biodiversity Action Plan 2004 and Policies EN8 and EN28 of the Council's Unitary Development Plan 2003.
5) A sustainability appraisal shall be submitted to, and approved in writing by the
Local Planning Authority prior to the opening of the shopping centre and thereafter be implemented in accordance with the approved details
In the interests of sustainability, in accordance with Policy EN16 of the Council's
Unitary Development Plan 2003. 6) Details of the shopfronts on the external elevations of the building shall be
submitted to, and approved, and thereafter implemented prior to the occupation of the relevant retail unit.
To ensure a satisfactory architectural appearance in accordance with EN8 of the
Council's Unitary Development Plan 2003. ---------------------------------------------------------------------------------------------------------------------
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 23rd December 2005 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003
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Consultation Comments Comments from:
Dated:
Neighbour Comments: Letters from: Dated: SEE JOINT REPORT WITH 2006/00382/RES
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--------------------------------------------------------------------------------------------------------------------- Ward: Hammersmith Broadway Site Address: 3 Sussex Place London W6 9EA
Applicant: St Paul's Sussex Place Ltd St Paul's Church Queen Caroline Street London W6 9PJ Description: Redevelopment of site by the erection of an eight storey building (including basement) fronting Sussex Place and erection of part two part three storey building (including basement) at rear of site to provide 1406 square metres of office space (Class B1). Drg Nos: 959.30B, 959.31B, 959.32A, 959.33A,959.34A, 959.35A, 959.36A, 959.37A, Archaeological impact assessment, Light assessment Application type Full Detailed Planning Application Officer’s Recommendation That the Committee resolve that the Director of the Environment Department be authorised to determine the application and grant permission up on the completion of a satisfactory legal agreement subject to the condition(s) set out below 1) The development hereby permitted shall not commence later than the expiration of
3 years beginning with the date of this planning permission. Condition required to be imposed by section 91(1)(a) of the Town and Country
Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).
2) The building development shall not be erected otherwise than in accordance with
the detailed drawings which have been approved unless any material alteration to these approved details has first been submitted and approved in writing by the Council.
In order to ensure full compliance with the planning application hereby approved
and to prevent harm arising through deviations from the approved plans, in accordance with policy EN8 of the Unitary Development Plan.
3) The development hereby permitted shall not commence until particulars and
samples of materials to be used in all external faces of the building(s), and all surface treatments, have been submitted and approved in writing by the Council. The development shall be carried out in accordance with such details as have been approved.
To ensure a satisfactory external appearance, in accordance with Policy EN8 of
the Unitary Development Plan. 4) The development hereby permitted shall not commence until detailed drawings of
the following have been submitted to and approved in writing by the Council. The relevant work shall be carried out in accordance with the approved details:
a. Details of all elevations and sections in full at a scale of no less than 1:20 to include details of the fenestration and the ground floor frontage.
b. Details of the linkage to the adjoining buildings
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To ensure a satisfactory external appearance and prevent harm to the street scene, in accordance with Policy EN2 and EN8 of the Unitary Development Plan.
5) The development hereby permitted shall not commence until details of the
landscaping of all areas external to the buildings, including planting, paving, boundary walls, fences, gates and other means of enclosure along with details of the green roofs, have been submitted to and approved in writing by the Council, and the development shall not be occupied or used until such landscaping as is approved has been carried out.
To ensure a satisfactory external appearance, in accordance with Policy EN8 of
the Unitary Development Plan. 6) Any tree or shrub planted pursuant to condition No. 5 being removed or severely
damaged, dying or becoming seriously diseased within 5 years of planting shall be replaced with a tree or shrub of similar size and species to that originally required to be planted.
To ensure a satisfactory provision for planting, in accordance with Policy EN8 of
the Unitary Development Plan. 7) The development hereby approved shall not be occupied until the cycle storage
facilities indicated on the approved drawing no. 959.30B have been installed and they shall thereafter be permanently retained.
In order to ensure a satisfactory provision for cycle storage, in accordance with
Standard S20 of the Unitary Development Plan. 8) The development shall not be occupied or used until details of all air conditioning
units including fans and motors have been submitted and approved in writing by the Council, and such equipment as is approved has been fully installed and made operational.
To ensure a satisfactory external appearance and to ensure that neighbouring
occupiers are not unduly affected by noise and disturbance, in accordance with Policies EN8 and EN21 of the Unitary Development Plan.
9) Noise from machinery or equipment operated in connection with the development
shall not increase the hourly background sound level which exists in the absence of such machinery or equipment operating. The background sound level shall be measured, for the purposes of this condition, on the boundary of the site at a position nearest the noise source, or at the nearest window to a habitable room in separate occupation from the operator of the noise source, whichever is the closer.
In order that the machinery and equipment used in connection with the permitted
use does not give rise to conditions that would be detrimental to the amenities of surrounding occupiers by reason of noise disturbance, in accordance with Policy EN21 of the Unitary Development Plan.
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10) No rooftop plant shall be erected or installed upon the roofs of the buildings hereby permitted.
It is considered that such structures would seriously detract from the appearance
of the building, contrary to Policy EN8 of the Unitary Development Plan. 11) The development hereby permitted shall not commence until a desktop study, risk
assessment and intrusive investigation have been submitted to and approved in writing by the Council. The risk assessment shall assess the degree and nature of any contamination on site and to assess the risks posed by any contamination to human health, controlled waters and the wider environment. A detailed method statement for any required remediation works will need to be submitted to, and approved in writing, by the Council. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).
In order to ensure that the occupiers of the development and neighbouring land
uses are not exposed to contamination, in accordance with Policy EN21A of the Unitary Development Plan.
12) The development hereby permitted shall not commence until any required
remediation works have been completed and a validation report to verify these works has been submitted to, and approved in writing, by the Council. The Council is to be informed immediately if any unsuspected contamination is identified during development works. A report indicating the nature of contamination and how this is to be dealt with should be submitted to, and agreed in writing, by the Council. Any required remediation shall be detailed and verified in the remediation statement. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).
In order to ensure that the occupiers of the development and neighbouring land
uses are not exposed to contamination, in accordance with Policy EN21A Development on Contaminated Land of the Unitary Development Plan.
13) The development hereby permitted shall not commence until the applicant has
secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted to and approved by the Council. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Council.
In order to ensure the preservation or protection of any archaeological interests on
the site, in accordance with Policy EN7 of the Unitary Development Plan. 14) In the event that the results of the investigation required by condition 13 reveal the
presence of archaeological interests on the site, the development shall not commence prior to the implementation in full of a programme of works to ensure that the archaeology is either preserved or fully excavated, in accordance with a written scheme previously submitted to and approved in writing by the Council.
In order to ensure the preservation or protection of any archaeological interests on
the site, in accordance with Policy EN7 of the Unitary Development Plan.
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15) The development hereby permitted shall not commence until details and plans
specifying the extent of glazing to be obscured on the rear elevation of the frontage building at first, second and third floor levels, including samples of the obscure glazing to be used, have been submitted to and approved in writing by the Council. The glazing shall be installed in accordance with the details as approved.
In order to ensure that the glazing would not result in overlooking and any
subsequent loss of privacy, in accordance with Standard S13.2 of the Unitary Development Plan.
16) The flat roofs of the development hereby approved shall not be converted into or
used as a terrace or other amenity space. Such a use would be detrimental to the amenities of neighbouring properties by
reason of overlooking and loss of privacy, in accordance with S13 of the Unitary Development Plan.
17) The development hereby permitted shall not commence until details and drawings
at a scale of 1:20 of the alterations to the boundary wall with College Court have been submitted to and approved in writing by the Council. The development shall be carried out in accordance with such details as have been approved prior to the occupation of the building.
To ensure a satisfactory external appearance and reduce the impact of the
proposal on neighbouring residential amenity, in accordance with Policy EN8 and Standards S3 and S13 of the Unitary Development Plan.
18) The development hereby permitted shall not commence until an energy statement
for the site considering the energy demand and the feasibility of energy efficient and renewable energy technologies for the development has been submitted to and approved in writing by the Council. Such technologies and details as agreed are to be implemented as part of the development.
In the interests of sustainability, in accordance with policy EN16 of the Unitary
Development Plan. 19) The development hereby permitted shall not commence until a construction
management plan detailing the management of construction traffic travelling to and from the site has been submitted to and approved in writing by the Council. The construction management plan shall be implemented as approved throughout the course of the development.
In order to ensure that the proposal does not give rise to additional hazards to
road safety or impair the free flow of essential traffic, in accordance with Policy EN7 of the Unitary Development Plan.
20) The development hereby permitted shall not commence until details of the layout
of the refuse storage areas shown on drawing number 959.30B, including provision for storage of recyclable materials, and frequency of collection have been submitted to and approved in writing by the Council. The development shall not be occupied or used until the refuse storage arrangements are in place in
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accordance with such approval. The refuse and recycling storage shall be permanently retained.
In order to ensure a satisfactory provision for refuse and recycling, in accordance
with Policies EN17 and Standard S5 of the Unitary Development Plan. 21) The development hereby permitted shall not commence until a scheme of
sustainable urban drainage (SUDS) including an indicative drainage strategy and drainage impact assessment has been submitted to and approved in writing by the Council. The development shall be carried out in accordance with such details as have been approved.
In order to ensure suitable and sustainable drainage mechanisms for the site, in
accordance with Planning Policy Guidance Note 25 and Policy G0 of the Unitary Development Plan.
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 14th March 2006 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from:
Dated:
Neighbour Comments: Letters from: Dated: 37 College Court Queen Caroline Street London W6 9DZ 05.04.06 13 College Court Queen Caroline Street London W6 9DY 27.03.06 Other Policy Documents Other Relevant Documents OFFICER'S REPORT 1.0 BACKGROUND 1.1 The Site and its Surroundings Sussex Place is a small cul-de-sac close to Hammersmith town centre, located adjacent to and parallel with the A4 flyover. It has two large buildings fronting onto it. College Court (on the corner of Queen Caroline Street) is a Victorian mansion block on the
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Council's register of Buildings of Merit. The other is an eight storey office building (1 Sussex Place) constructed in the 1980s. 1.2 Between these two buildings is a narrow plot of land, 11m in width and 522 square metres in area, to which this application relates. The site stretches along the boundary with College court, with an access road to the rear, also called Sussex Place. There is a tall single storey building on the site, previously used as a metal spinners, but vacant for some time. The site is outside but adjacent to the Odeon and Hammersmith Broadway Conservation Areas. To the north of the site on the other side of the flyover is St Paul's church and to the south are a number of blocks of flats, the closest being Amelia and Beatrice House. The site lies within an Archaeological Priority Area. Relevant Planning History 1.3 Planning permission was granted, on appeal on 16th August 1991 for the erection of a seven storey, including basement, office building (Class B1) two storey office/workshop building (Class B1) at the rear, totalling 1081 square metres, together with ancillary car parking and landscaping. 1.4 The seven storey building filled the gap in the frontage between College Court and 1 Sussex Place. The frontage building had a rear projection spanning approximately half the rear elevation and running back beyond the main rear wall of the front block of College Court. The basement and ground floor extended further back to align with the rear wall of nos. 1-14 College Court. 1.5 At the rear of the site the existing two storey building was to be replaced with one of similar height but with a slightly revised siting, leaving an area of open land in the centre of the site to be landscaped courtyard. At the time of the application the Council acknowledged that 'it would have a similar effect on the boundary to that existing'. It was also proposed to redesign the boundary wall with College Court with a wall varying in height between 850mm and 1.3m lower, surmounted by railings. 1.6 This permission was due to expire on 15th August 1996 (Ref no. 1991/00179/FUL). However, the Council granted a Certificate of Lawfulness in 1998 (1998/02372/CLE) that development had commenced as the two storey building was demolished and the excavation of a foundation trench completed in June 1996. 1.7 In 2004 a planning application was submitted by St Paul's Sussex Place Ltd for the erection of a nine storey building at the front of the site comprising 14 flats and a two to three storey building occupying the rest of the site to provide a community hall, two music/meeting rooms and four more flats (ref. no. 2004/01315/FUL). 1.8 The application was refused on a number grounds, the main issues being the loss of employment use and the lack of affordable housing as a suitable replacement, and the impact on light and outlook to neighbours. 1.9 In 2005 a revised application was submitted proposing a development of like design but for use as offices. It comprised a similar frontage building to the previous scheme, eight storeys in height (including basement) with an asymmetrical projection at the rear angled away from College Court. Unlike the previous scheme, the centre of the site was open, providing a garden area associated with the offices. A separate three storey (including basement) office building was proposed for the rearmost part of the site.
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1.10 A light assessment was submitted with the scheme comparing its impact on College Court with the extant scheme from 1991. Whilst this showed that the new scheme would have cut out less light to some windows in College Court, for other windows the impact would have been worse. A number of letters of representation were received from residents in College Court including a petition with 26 signatures, objecting to the application on the grounds of loss of light and inappropriate design. Following officer's concerns about loss of light to neighbours the application was withdrawn. The current proposal 1.11 The current application is a revision to this scheme. It is similar in basic elements; tall frontage building and part two part three storey building at the rear for office use; and design. However, reductions have been made to the size of the buildings to minimise the impact on neighbouring residents. 1.12 The massing and siting of the buildings takes its lead from the 1991 extant consent, with a tall frontage building (24m from ground level) with rear projection running beyond the main rear wall of the front block of College Court and the basement and ground floors aligning with the rear wall of nos. 1-14 College Court. The building at the rear is also similar in size to the extant permission. From ground level outside the site, it is 5.9m high on the boundary with College Court for a distance of 7.8m and then drops to 3.8m in height. 1.13 The proposed frontage building is taller than College Court but lower than the adjacent office building. It has a curved front; the plane of the curves varying every two floors, with the windows spanning two floors; and an asymmetrical roof. The projection at the rear is asymmetrical; angled away from College Court and angled into the main rear wall of the building at the point where it hits the boundary with College Court. 1.14 The part two part three storey building at the rear would have planted flat 'green' roofs. The side elevations would be facing brickwork with a wall of glazing on both the front and rear elevations. 2.0 PUBLICITY AND CONSULTATIONS 2.1 Adjoining occupiers were notified of the application and local residents, including Queen Caroline Tenants and Residents Association, and amenity groups. The Archaeological Branch of English Heritage have also been consulted. Two letters of objection have been received to date, summarised below: Loss of privacy and light Design out of keeping with area Harmful impact on existing airflow 3.0 PLANNING CONSIDERATIONS 3.1 The main considerations in determining this application are whether the land use is considered acceptable, the design of the building and its relationship with those adjoining, the size of the development relative to its location to public transport and the impact of the proposal on neighbouring residential amenity in terms of light, outlook and privacy. In assessing the application an important material consideration is how the scheme compares to the extant consent, given that this can be implemented at any time.
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Land Use 3.2 Although the site has been vacant for a substantial period, it is a long-standing B-Class employment site. Whilst the planning permission for B1 use has not been completed, as the certificate of lawfulness granted in 1998 confirms, the permission has been implemented. Therefore, the lawful use of the site is for B1 purposes. The site is subject to Policy E3 of the UDP, which seeks to retain B Class uses and other similar employment generating uses. As the B-Class use would be retained, the proposal accords with this policy. Plot Ratio 3.3 Policy TN2 states that development will only be permitted if, in relation to its location and scale, it is accessible to a range of means of transport. In particular the amount of development on a site will be determined having regard to the level of public transport accessibility, in accordance with sustainable transport objectives. 3.4 Standard S1.1 deals with plot ratio and states that the maximum plot ratio normally permitted for development of class B land use is dependant upon the accessibility of the development site to public transport, in accordance with the Council's Public Transport Accessibility Level (PTAL). 3.5 The site is located in PTAL zone 6 where a plot ratio of 2:1 would normally be allowed. The site is 522 square metres in area and the proposed floor area of the development would be 1406 square metres. This equates to a plot ratio of nearly 3:1 and therefore exceeds that normally allowed. However, plot ratio may be varied where it is necessary in order to achieve important urban design objectives. 3.6 College Court and the office building to the west of the site are both of substantial height and mass. Therefore, a frontage building of comparable scale that infills the void between these two buildings is required. The proposal follows the established building line and provides a suitable stepped link between the office building and College Court. By doing so, it repairs the street scene and enhances the appearance of the area. Given the building's design and its prominent location adjacent to the A4 and close to Hammersmith Town Centre, it has the potential to be a landmark development. The part two, part three storey building is more appropriate to the scale of development behind and would enhance the rear by providing an active frontage on a street where other buildings present their less attractive, more utilitarian rear elevations. 3.7 It is therefore considered that there is substantial justification for allowing a development on this site that exceeds the plot ratio normally allowed and the proposal is considered to accord with the requirements of TN2 and Standard S1.1 of the UDP. Design 3.8 As the site lies adjacent to the Odeon and Hammersmith Broadway Conservation Areas, Policy EN2B is relevant. This states that 'development will only be permitted if the character or appearance of the conservation area in terms of their setting or views into or out of them is preserved or enhanced. 3.9 Policy EN8 seeks to ensure that when considering new development, the Council achieves "a high standard of design in new buildings compatible with the scale and character of existing development and its setting".
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3.10 The site has long been vacant and underdeveloped due to its physical constraints such as its shape, proximity to the A4 and residential windows in College Court, and location between two buildings of very different style. A development that successfully sits between these two buildings and that makes the most efficient use of the land without causing significant harm to neighbouring residents would require a design of high quality. Officers consider that the design of the building approved on appeal in 1991 is of little merit and that the scheme considered here is one of substantially better quality. 3.11 The frontage building spans the full width of the site continuing the rhythm and character of built up frontage along Sussex Place. An imaginative asymmetrical roof design clearly takes its points of reference from the height of both adjacent buildings and provides a stepped link between the two. The scale and massing of the building is therefore fitting to its context. 3.12 The modern design of the proposal is a departure in style from both College Court and the office building. The façade is largely solid with smooth lines and curves. The use of curves on varying planes on the façade of the building relates well to the horizontal character of College Court whilst the insertion of tall, narrow windows reflects the vertical emphasis of the office building. Therefore, whilst the proposal stands alone in terms of its character and appearance, through innovative design it provides an interesting link between the diverse architecture of the two buildings adjoining the site. The smaller building at the rear is also considered acceptable in design terms. Traffic Generation 3.13 Officers estimate that the buildings would have capacity for approximately 70 office workers. In accordance with the Council's sustainable transport objectives and to discourage workers travelling to and from the site by car, no on-site parking is proposed. The site is located within 100m of Hammersmith Broadway tube and bus interchange. It is considered that given the location close to a town centre, in PTAL zone 6, and with no off-street parking, that it would not result in substantial traffic generation or increase in congestion. 3.14 Twelve cycle parking spaces are proposed in accordance with Standard S20 and Table 12.2 of the UDP. 3.15 It is therefore considered that the development would not result in a substantial increase in traffic generation and is considered to accord with Policy TN13 of the UDP. Impact on Residential Amenity Light and Outlook 3.16 The site is located in a central, built up area of Hammersmith adjacent to the town centre and is unusual in that it is occupied by only a vacant single storey building pending redevelopment. Adjoining residents have enjoyed the benefits of living next to an underdeveloped site and are therefore likely to perceive the effects of any redevelopment that uses the land more efficiently. In his consideration of the approved scheme the Inspector recognised that a balance needed to be achieved between the interests of adjoining residents' amenity and the needs of the developer to secure adequate utilisation of the site.
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3.17 The impact of the current scheme must be considered within the context of the extant permission. For the application to be acceptable, the proposal should have no worse impact on neighbouring residents' light and outlook than the development already approved. 3.18 Although the floor area of the current scheme is greater, through innovative design and the clever use of asymmetry, the mass of the building is no greater than the building already approved and the impact on neighbouring residents overall is actually less. 3.19 The applicants have submitted a lighting report comparing the proposed scheme with the extant consent. Officers are satisfied that this demonstrates that most windows in College Court would experience increased light levels in comparison to the extant scheme. Where other windows do not experience an improvement in light levels, the effect is neutral. None of the windows in College Court would experience a reduction in light in comparison to the extant permission. 3.20 In terms of outlook, Standard S13.1 would normally expect development not to infringe an angle of 45 degrees from a height of 2m on the boundary. Where development fails to meet this standard then on-site judgment is a determining factor in assessing the effect of the development. The extant permission and the presence of a two storey building on site until 1996 are also material considerations. 3.21 The proposed buildings follow a very similar form in massing and siting to the extant consent. The proposal does not meet the standard for the building at the rear where it replaces the demolished two-storey building. Whilst the building at the rear would be slightly higher (0.5m) than on the extant consent, this is off-set against its slightly shorter length and therefore no greater loss of outlook would result. 3.22 There are also elements of the frontage building that do not meet the standard. However, its impact on outlook is no greater than the extant consent and is potentially less by angling the rear projection away from the boundary with College Court in both horizontal and vertical plane. 3.23 At the time of the previously approved scheme, the Inspector acknowledged in his consideration of the issue of outlook, that 'for some occupiers of the flats, the development would be virtually unseen... whilst for others, adjacent to or with rooms looking out through the gap (in the frontage), the impact would be more pronounced'. It was considered that some residents might gain from the development i.e a reduction in traffic noise, but others would lose sunlight and daylight. However, the Inspector considered that 'all residents would gain from the improvements to the centre of the site'. At the lower levels the removal of the single storey building would be of an advantage in opening up the aspect to the south and west, and at the upper levels the outlook on to the site would be improved by the proposals to landscape this area'. Also, all of the flats in College Court have their lounge (main habitable room) fronting either Sussex Place or Queen Caroline Street. 3.24 Officers recognise that the general benefits to neighbouring residents outlined by the Inspector in 1991, opening up of the centre of the site to provide landscaping, still stand with this proposal. A further benefit of this scheme is the use of green roofs softening the appearance of the building. Given these factors, along with the reduced
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impact on light to College Court, on balance, the proposal is considered acceptable, and in accordance with Standards S3 and S13 of the Unitary Development Plan. Privacy 3.25 The rear elevation of the frontage building comprises a wall of glazing. Thirteen windows in College Court would fall within 18m of the development, contrary to Standard S13.2. Many of these would not experience significant overlooking given the angled rear projection at the rear of the frontage building. However, nine windows to bedrooms and kitchens could potentially experience some loss of privacy. It is therefore proposed to have an area of obscure glazing on the rear elevation of the frontage building adjacent to College Court, at first, second and third floors levels to negate this harm. Archaeology 3.26 The site lies within an Archaeology Priority Area and the applicants have submitted a desk-based Archaeological Impact Assessment, the conclusion of which is that further investigation in the form of an archaeological field evaluation may be required. This requirement would be secured by condition to ensure the protection of any archaeological interests on site, in accordance with Policy EN7 (Nationally and Locally Important Archaeological Remains). Land Contamination 3.27 As the site has been used for industrial purposes there is a possibility of contamination. In order to ensure no unacceptable risks are caused to humans, controlled waters or the wider environment, conditions would be attached to the consent requiring a desktop study, risk assessment and intrusive investigation, along with a method statement of remediation works if required, in accordance with Policy EN21A (Development on Contaminated Land). Refuse and servicing 3.28 Standard S5 deals with refuse storage and requires facilities to be provided for the storage of refuse within all new developments. Both buildings would have their own refuse store, the location and size of which would accord with the requirements of this standard. The detailed layout and arrangements of this would be secured via condition. Legal Agreement 3.29 As this is a significant commercial development close to the town centre, it is appropriate to secure a contribution towards transport, Town Centre and environmental improvements in the area, having regard also to the objectives of draft guidance being prepared on such obligations. The applicants have agreed to enter into a legal agreement to make a financial contribution towards such improvement initiatives. 3.30 Other matters that would need to be secured by a legal agreement are; - the re-instatement at the developer's expense of the redundant cross-over on Sussex Place - a commitment to provide employment and training opportunities to borough residents, in line with agreed criteria. The applicant has agreed to these terms being included.
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4.0 CONCLUSION 4.1 The proposal comprises a development of high quality design that makes efficient use of this long-standing underdevelopment site. It would not result in a significant increase in traffic generation and would not have a harmful impact on neighbouring residential amenity. The application is therefore recommended for approval.
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--------------------------------------------------------------------------------------------------------------------- Ward: Askew Site Address: 83 Stowe Road London W12 8BE
Case Officer; Joe Turner Conservation Area: Coningham And Lime Grove
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Applicant: Teleron Developments LTD C/O Agent Description: Erection of a 3 storey building to provide for 3 self-contained 1 bedroom flats; erection of front boundary railings. Drg Nos: 1997/1D; 1997/2. Application type Full Detailed Planning Application Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) The development hereby permitted shall not commence later than the expiration of
3 years beginning with the date of this planning permission. Condition required to be imposed by section 91(1)(a) of the Town and Country
Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).
2) The building development shall not be erected otherwise than in accordance with
the detailed drawings which have been approved unless any material alteration to these approved details has first been submitted and approved in writing by the Council.
In order to ensure full compliance with the planning application hereby approved
and to prevent harm arising through deviations from the approved plans, in accordance with policies EN2 and EN8 of the Unitary Development Plan.
3) The development hereby permitted shall not commence until particulars and
samples of materials to be used in all external faces of the building(s), and all surface treatments, have been submitted and approved in writing by the Council. The development shall be carried out in accordance with such details as have been approved.
To ensure a satisfactory external appearance, in accordance with Policies EN2
and EN8 of the Unitary Development Plan. 4) All facing brickwork in the development hereby approved shall be in second hand
stock brick to match the facing brickwork in the existing adjoining terrace nos.73-81 Stowe Road in texture, colour, bonding and pointing.
To ensure a satisfactory external appearance, in accordance with Policies EN2
and EN8 of the Unitary Development Plan.
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5) The development hereby permitted shall not commence until detailed drawings in plan, section and elevation of the front elevation of the building at a scale of not less than 1:20 have been submitted to and approved in writing by the Council. These drawings shall include details of the front bay and roofing, fenestration and lintel detailing. The development shall be carried out in accordance with such details as have been approved.
To ensure a satisfactory external appearance, in accordance with Policies EN2
and EN8 of the Unitary Development Plan. 6) The development hereby permitted shall not commence until details of the
landscaping of all areas external to the buildings, including planting, paving, boundary walls, fences, gates and other means of enclosure, have been submitted to and approved in writing by the Council, and the development shall not be occupied or used until such landscaping as is approved has been carried out.
To ensure a satisfactory external appearance, in accordance with policies EN2
and EN8 of the Unitary Development Plan. 7) Nothwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification), no aerials, antennae, satellite dishes or related telecommunications equipment shall be erected on any part of the development hereby permitted, without planning permission first being obtained.
To ensure that the visual impact of telecommunication equipment can be
considered in accordance with Policies EN2, EN8 and EN33 of the Unitary Development Plan.
8) The development hereby approved shall not be occupied until satisfactory details
of refuse and recycling storage facilities have been submitted to and approved in writing by the Council, and such details as approved are implemented. This arrangement shall be maintained permanently thereafter.
To ensure a satisfactory provision for refuse storage and recycling in accordance
with policy EN17 and standard S5 of the Unitary Development Plan. 9) No occupier of any of the three new residential units hereby approved shall be
entitled to a car parking permit from the Council to park upon the public highway within the local controlled parking zone.
In order to ensure that the development does not harm the existing amenities of
the occupiers of neighbouring residential properties by adding to the already high level of on-street car parking stress in the area, in accordance with Policies H03 and TN15 and standards S8.2 and S18.1 of the Unitary Development Plan.
10) None of the three units hereby approved shall be occupied until the Council has
been notified in writing (and has acknowledged such notification) of the full postal address of each flat. Such notification shall be to the Council's Head of Development Management quoting the planning application number specified in this decision letter.
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In order that the Council can update its records to ensure that parking permit(s) are not issued to the occupiers of the new residential units hereby approved, and thus ensure that the development does not harm the existing amenities of the occupiers of neighbouring residential properties by adding to the already high level of on-street car parking stress in the area, in accordance with Policies H03 and TN15 and standards S8.2 and S18.1 of the Unitary Development Plan.
11) Prior to any agreement being entered into for a new occupation of, or transfer of
any interest in, any of the three residential units hereby approved, the prospective occupier/transferee shall be informed of the prohibition on entitlement to a car parking permit. All material utilised for advertising or marketing the flats for letting or sale shall make it clear to prospective tenants and occupiers that no parking permit will be issued by the Council for the flats. All material utilised for advertising or marketing the flats for letting or sale shall make it clear to prospective tenants, occupiers and owners that no car parking permit will be issued by the Council for the flat.
In order that the prospective occupiers of the flats are made aware of the fact that
they will not be entitled to an on-street car parking permit, in the interests of the proper management of parking, and to ensure that the development does not harm the existing amenities of the occupiers of neighbouring residential properties by adding to the already high level of on-street car parking stress in the area, in accordance with Policies H03 and TN15 and standards S8.2 and S18.1 of the Unitary Development Plan.
12) Works on the development hereby approved shall not commence until details and
elevational drawings of parking facilities for three bicycles have been submitted to and approved in writing by the Council. The development shall not be occupied until this arrangement has been implemented, and the arrangement shall be maintained thereafter.
To ensure a satisfactory provision of bicycle storage facilities, in accordance with
standard S20 of the Unitary Development Plan. 13) No development shall commence until a desktop study and risk assessment have
been submitted to and approved in writing by the Council. The risk assessment will assess the degree and nature of any contamination on site and to assess the risks posed by any contamination to human health, controlled waters and the wider environment. A detailed method statement for any required remediation works will need to be submitted to, and approved in writing, by the Council. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).
To ensure that the development does not result in risk to humans, controlled
waters or the wider environment during and following the hereby permitted works, in accordance with Policy EN21A of the Unitary Development Plan.
14) No development shall commence until any required remediation works have been
completed and a validation report to verify these works has been submitted to, and approved in writing, by the Council unless otherwise authorised. The Council is to be informed immediately if any unsuspected contamination is identified during development works. A report indicating the nature of contamination and how this
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is to be dealt with should be submitted to, and agreed in writing by, the Council. Any required remediation should be detailed and verified in the remediation statement. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).
To ensure that the development does not result in risk to humans, controlled
waters or the wider environment during and following the hereby permitted works, in accordance with Policy EN21A of the Unitary Development Plan.
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 29th December 2005 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from:
Dated:
Neighbour Comments: Letters from: Dated: OFFICER'S REPORT 1.0 BACKGROUND 1.1 The application relates to land known as no.83 Stowe Road, which is a vacant site comprising of a strip of land approximately 5 metres wide immediately to the north of no.81 Stowe Road (an end of terrace residential property) and a narrower strip of land of the existing rear garden of no.62 Hetley Road. This latter property, a locally listed building of merit, is a former vicarage, and is currently in use as an artists' studio (planning permission for the continued use of the site for this purpose was granted in 1983 - ref: 1983/00244/FUL). 1.2 The site is located within the Coningham and Lime Grove Conservation Area, and is bounded to the east by St Nicholas Church, which is also locally listed. A silver birch tree located adjacent to the site, in the rear garden of no.62 Hetley Road, is protected by a Tree Preservation Order (TPO). Permission was granted for the felling of this tree in June 2005 (2005/01008/TPO). The submitted drawings indicate that the tree would be retained in this scheme.
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1.3 Planning permission is sought for the erection of a two storey plus semi-basement building to be used as three self contained one bedroom flats. The proposal would involve the loss of two trees which are not protected by a TPO. 1.4 A planning guidance note was previously prepared for this disposal site which stated, that in accordance with the Unitary Development Plan, the preferred use of the land was, in principle, for residential purposes. 1.5 Nos. 73-79 Stowe Road have previously been converted into flats, with at least three residential units per building, and permission was granted in 2004 (2004/02264/FUL) for the conversion of no.81 into three flats. 2.0 PUBLICITY AND CONSULTATIONS 2.1 The application has been advertised by way of site and press notices. Letters of notification were sent to adjoining occupiers. 2.2 No response has been received. 3.0 PLANNING CONSIDERATIONS 3.1 The principle issues in considering this application are the acceptability of the proposal in land use and density terms; whether the design of the scheme is appropriate in the context of the conservation area; the standard of accommodation; parking, transport, and access; and whether the proposal would significantly detract from the amenities of adjoining occupiers. Land use 3.2 The site is currently vacant. Policy EN30 is therefore relevant, which states that the Council will have regard to the potential of such sites for new open space, and the site's importance for recreation or nature conservation when assessing proposals for development. It is considered, given the size and location of the site adjoining a residential terrace, that the provision of new open space would not be the most appropriate land use. The subject land is overgrown and unused, and presents a limited contribution to the visual quality of the street and holds limited specific merit or uniqueness in nature conservation terms. In this context, residential development following the existing form and scale of the terraces which characterise this part of the conservation area is considered acceptable in principle. The site has a net area of 0.017 ha, which falls below the affordable housing threshold set by Circular 6/98. Density 3.3 Standard S2 of the UDP sets out the density standards for proposed new build dwellings. The standard permits a maximum of 247 habitable rooms per hectare (hrh) in the case of non-family units such as those proposed. The density of the development has been calculated as 352.94 hrh; and is in keeping with that of the adjoining terrace. The permissible densities set out in the London Plan are higher than those set out in the UDP. In such locations a density of between 300-450 habitable rooms per hectare is generally allowed. Policy HO7 allows for densities in excess of those set out in the UDP where the following criteria are satisfied: satisfactory design and layout; adequate provision of open and amenity space; sufficient capacity in terms of local services and facilities; no increase in on-street parking demand, and adequate accessibility and by a
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range of transport modes, including public transport, walking and cycling. How the development satisfies these criteria is discussed in the paragraphs below. Design and layout 3.4 It is considered by officers that the existing site, which is overgrown and unmanaged, contributes little to the public realm. The quality of the two trees to be felled is not considered sufficient to warrant the designation of TPOs. 3.5 Policy EN8 states that, in considering new development, the Council 'will require a high standard of design in new buildings compatible with the scale and character of existing development and its setting'. Policy EN2 requires that the character and appearance of the conservation area is preserved or enhanced in developments. The proposed design represents a continuation of the building form and detailing of the existing three storey Victorian terrace at nos.73-81 Stowe Road; which, in officers' view, is an acceptable design and layout. It is considered that form and massing of the proposal responds well to the context of the site and neighbouring properties. It is recommended that approval would be conditional in respect of submission of details of materials, in order that an accurate facsimile of the existing detailing - such as bays, windows, lintels and brickwork, is secured. It is also recommended that approval is conditional on the submission of a landscaping plan, details of which would include planting of replacement foliage to green the site and compensate for loss of trees. Standard of accommodation 3.6 Standard S7A requires that new flats with two habitable rooms should have internal space provision of at 44.5 sq metres. All of the units would comply with this standard. The scheme has been designed so that none of the units has a solely northerly aspect, in accordance with S13.3. The proposal is also acceptable in terms of refuse storage and collection which would be provided in the front of the site, in accordance with standard S5. Open space and amenity space 3.7 Standard S5A requires 14 sq metres of amenity space in total for each 1 bed dwelling in new development. For every new family unit with accommodation at ground floor level the standard requires at least one private open amenity area of not less than 14 sq. metres. For non-family units not at ground floor level, balconies of 3 sq metres should normally be provided, with the remaining 11 sq metres provided communally elsewhere in the development. Though there are no balconies proposed in this scheme, there are reasons why this is acceptable, and sufficient amenity space would be provided within the development. 3.8 The applicant states that the rear garden of 45 sq. metres in size would be communally available and accessible to all three units; with the unit at basement level having direct access via a rear door. Given that the proposal represents an extension to a typical residential terrace with neighbouring windows in close proximity, it is considered inappropriate to insist on the provision of balconies for reasons of loss of privacy and noise/disturbance. Balconies are also not a typical design feature of this locality. Local services and facilities 3.9 It is considered that existing services and facilities have sufficient spare capacity to accommodate the increased demands placed upon them by the proposal. The development is relatively small at three units, and is in easy walking distance of the
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shops and facilities located around Shepherd's Bush town centre and along Goldhawk Road. It is therefore not considered that the scheme would have serious implications in terms of the availability of facilities and existing services. Car parking and public transport provision 3.10 Standard S18.1 requires that for dwellings with 2 habitable rooms 1 parking space would be provided. Therefore three spaces are required in this scheme. However, the standard allows for lesser provision subject to the availability of public transport, local services and a restriction excluding future tenants/owners from obtaining on-street residents parking permits. Furthermore, S18.5 states that standards for residential accommodation may be relaxed for infill development. No car parking spaces are proposed on site for this development. Though the site is located within a PTAL 2 area, the northern ends of nearby parallel streets, such as Hetley Road and Godolphin Road are in the PTAL 3 area; and it is also considered to be close enough to local shops/services on Goldhawk Road and bus routes on both Uxbridge Road and Goldhawk Road to allow for a car permit-free scheme. The applicant has confirmed in writing that he is agreeable to conditions to secure this matter. 3.11 Standard S20 and Table 11.2 seek to ensure that one cycle space per flat is provided, in accordance with Policy TN6. A cycle storage space is shown on the proposed drawings, which is considered large enough for the storage of three bicycles. It is recommended that a condition is attach requiring the submission of further details to ensure that this facility is safe and secure. Access to and from site 3.12 It is possible to gain access to and from the site by a range of public transport modes. There is also convenient access in terms of walking and cycling. 3.13 It is therefore considered that the proposal meets the requirements of Policy HO7. The policy seeks to make best use of scarce sites suitable for housing development and allows, where possible, residential densities to be increased in appropriate locations, in order to meet the borough's need. The design and layout of the scheme would make efficient use of the land without compromising environmental quality; the scheme would not be deficient in open space provision, existing services and facilities would have sufficient spare capacity to accommodate any increased demands, which would be low given the number of anticipated occupants; there would be no increase in on-street parking; and, there would be convenient access to and from the site by public transport, cycling and walking. Residential amenity 3.14 Standard S3 requires that judgements relating to light conditions are made having regard to the guidelines set out by the BRE ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice'. The back addition of the proposed building very marginally infringes the 45 degree test when applied to floor plans, in relation to windows in the rear elevation of the main building at no.81 at basement (bedroom), raised ground floor (kitchen/diner) and first floor (bedroom) levels. 3.15 An unobstructed 45 degree line would be retained to the first floor window. The applicants have submitted a vertical sky component (VSC) report detailing the effect of the proposal on the basement and raised ground floor windows in terms of daylight. The report shows that the VSC of the basement window would not be significantly reduced. The VSC of the raised ground floor window would be reduced from 16% to 12.5%, a
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reduction of 22%, where a reduction of up to 20% would generally be considered acceptable. The BRE document further states that these numerical guidelines should be interpreted flexibly and that different standards may be applied in differing circumstances, for example 'a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings'. Given the minor level of infringement of the guidelines, and the acceptability of the design approach to replicate the existing terraced properties, it is considered, on balance, that refusing this application for reason of loss of light to occupiers of an neighbouring flat only would not be justifiable or sustainable on appeal. 3.16 The proposal complies with Standard S13.1, which requires that development should not infringe an angle of 45 degrees when measured at 2m in height on the rear boundary. It is considered in the on-site judgement of officers, that the outlook of no adjacent residential property would be significantly worsened by the proposed development. No windows would overlook any existing residential windows. It is therefore considered that the proposal would not result in detrimental effects on the amenities of adjoining occupiers. Refuse storage and collection and cycle parking 3.17 Standard S5 requires that adequate refuse storage facilities are provided. Typically in the terrace, refuse is stored to the front of the property, and this situation would be replicated by the current proposal. In accordance with standard S20.1 one cycle parking space would be required per flat. It is considered that there would be sufficient space to accommodate refuse storage facilities and cycle parking for three units within the site. It is recommended that conditions are attached requiring the submission of full details. Contaminated land 3.18 Potentially contaminative land uses are understood to have occurred at or near to the site. It is therefore recommended that standard conditions are placed on the permission requiring that no works are commenced until a desktop study and risk assessment has taken place, and, if required, that remedial works are carried out prior to development commencing. In this regard the proposal would comply with Policy EN21 of the UDP. 4.0 CONCLUSION and RECOMMENDATION 4.1 It is considered that the proposal is acceptable as the scheme is of satisfactory design and layout, has adequate provision of amenity space, will not result in an increase in on-street parking and is accessible to local services and public transport provision. The accommodation is of an acceptable standard and layout and the amenities of adjoining occupiers will not be adversely affected. The character and appearance of the conservation area would be preserved. It is therefore recommended that permission be granted subject to conditions.
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--------------------------------------------------------------------------------------------------------------------- Ward: Ravenscourt Park Site Address: 33 Paddenswick Road London W6 0UA
Case Officer; Kaye Butterworth Conservation Area: Ravenscourt And Starch Green
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Applicant: Mr And Mrs France 33 Paddenswick Road London W6 0UA Description: Rebuild two-storey dwellinghouse including a two-storey rear extension and single storey side extensions; excavation of a part-basement; installation of replacement French doors to the front elevation at ground floor level; replacement of existing windows with timber windows to match existing; replacement garage doors to front elevation; alterations to roof shape and the installation of a glass skylight; installation of a glazed bay to the north elevation at first floor level; installation of an additional sash window to the south elevation at first floor level. Drg Nos: 118/C/01B; 02A; 03A; 04A; 05A. Application type Full Detailed Planning Application Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) The development hereby permitted shall not commence later than the expiration of
3 years beginning with the date of this planning permission. Condition required to be imposed by section 91(1)(a) of the Town and Country
Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).
2) The development shall not be erected otherwise than in accordance with the
detailed drawings which have been approved unless any material alteration to these approved details has first been submitted and approved in writing by the Council.
In order to ensure full compliance with the planning application hereby approved
and to prevent harm arising through deviations from the approved plans, in accordance with Policies EN2 and EN8 of the Unitary Development Plan.
3) The development hereby permitted shall not commence until particulars and
samples of materials to be used in all external faces of the building(s), and all surface treatments, have been submitted and approved in writing by the Council. The development shall be carried out in accordance with such details as have been approved. Brickwork and roofing material reclaimed from the partial demolition of the property shall be re-used in the development, and any additional brickwork (which shall include use of second hand London Stock bricks) and roofing shall match the original external materials.
To ensure a satisfactory external appearance, in accordance with Policies EN2
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 23rd February 2006 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from:
Dated:
Neighbour Comments: Letters from: Dated: 221 Goldhawk Road London W12 8ER 22.03.06 LETTERS FROM APPLICANT/AGENT 22/02/06 24/02/06 OTHER POLICY DOCUMENTS N/A OTHER DOCUMENTS N/A OFFICER'S REPORT 1.0 BACKGROUND 1.1 The application site is located on the western side of Paddenswick Road and adjoins Ravenscourt Park to the south and west. The site comprises a two-storey detached dwellinghouse which is a locally listed Building of Merit and subject to an Article 4 direction which removes permitted development rights for the enlargement, improvement or other alterations that would alter the front appearance of the house; alterations to roofs, gables and dormers at the front of the property and the alteration of roof coverings at the rear; and the painting of external walls that were of unpainted brickwork. Demolition works have taken place and only the façade (front elevation) and part of the side returns of the house remain. The site is located within the Ravenscourt Park and Starch Green Conservation Area. 1.2 Planning permission was granted in 2004 for the erection of a two-storey rear extension (to partly replace existing) and single storey side extensions; installation of lightwells to the rear in connection with the excavation of the basement to provide additional living accommodation; rebuilding of the wall to the front elevation; installation of replacement French doors to the front elevation at ground floor level; replacement of
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all existing windows with timber windows to match existing; replacement of garage doors to front elevation; alterations to the roof involving the installation of a lantern light, installation of photovoltaic tiles to south side and clear glazed roof to north side (ref no. 2004/01961/FUL). Buildings works are currently taking place at the site to implement this permission. 1.3 This current application is to rebuild the two-storey dwellinghouse including a two-storey rear extension and single storey side extensions; excavation of a part-basement; installation of replacement French doors to the front elevation at ground floor level; replacement of existing windows with timber windows to match existing; replacement garage doors to front elevation; alterations to roof shape and the installation of a glass skylight; installation of a glazed bay to the north elevation at first floor level; installation of an additional sash window to the south elevation at first floor level. 1.4 A substantial part of the proposed extensions and alterations were previously approved in the 2004 application. This application differs by adding to the depth of the ground floor rear and side extensions and design changes to these extensions; the addition of a glazed bay to the north elevation and the installation of an additional sash window to the south elevation at first floor level; amendment to the proposed rooflight design in the main roof, and the omission of a full-basement excavation and lightwells which is to be replaced by a part-basement excavation. 2.0 PUBLICITY AND CONSULTATIONS 2.1 The application has been publicly advertised by way of site and press notices. Individual letters of notification have also been sent to adjoining properties and those residents who made representations on the previous application. The Ravenscourt Society and Hammersmith and Fulham Historic Buildings Group have also been consulted. 2.2 One letter of response has been received, from the Ravenscourt Society. The following issues were raised: - The Society supported the previous well-designed plans to enlarge this c1832 house, and was outraged by its destruction - Rebuilding should be as sympathetic as possible - It is vital that bricks be relaid properly 3.0 PLANNING CONSIDERATIONS 3.1 The main planning issues with this case in relation to UDP policies and standards are the acceptability of the proposed development including the amendments to the approved scheme on visual amenity grounds and the impact on the residential amenities of neighbours. 3.2 When assessing the previous application, officers acknowledged that the building had suffered over the years from unsympathetic extensions and alterations, particularly to the rear and side elevations. These additions could be seen from Ravenscourt Park and also from Paddenswick Road, and were considered to be harmful to the character and appearance of the conservation area. 3.3 The property would be rebuilt substantially to its previous form, but involving removal of some previously built extensions and incorporating some new extensions. A
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substantial part of the new extensions were previously approved in the 2004 application. In the previously approved scheme, officers considered that whilst acknowledging that the development comprised a sizeable extension to the original building, it respected the character of the original architecture; and, at ground floor level, complemented the character by providing a sensitively designed modern addition. The resulting building would have been a square villa with a continuous roofline all around four sides. Ground floor side extensions were designed to restore the symmetry of the building. The modern ground floor extensions would not be seen in long views, as they would be protected by the garden wall and the boundary with the park. 3.4 The alterations being proposed to the 2004 scheme are concentrated at the ground floor, with fenestration changes only at first floor and roof level. It is proposed to rebuild the remainder of the property in accordance with the approved drawing design under the 2004 scheme; accordingly the judgements made by officers as described in paragraph 3.3 above in respect of appropriateness of the design approach are still relevant in the current case. The proposed ground floor rear and side extensions would remain modern in appearance. The roof and first floor of the property which would be seen from Ravenscourt Park would have had the appearance of a classically designed early 19th Century villa. The materials, as before, would consist of glass and timber screening, with an element of render. The change in rooflight type in the main roof would have a limited impact as it would be installed in the flat roof section and therefore would not be easily viewed from public view points. Windows are proposed to the north and south elevations at first floor level, which have been sympathetically designed. It is considered that the resulting building would be of an acceptable external appearance and that the character and appearance of the conservation area would be preserved. The proposal would comply with Policies EN2 and EN8B. It is recommended that a condition be attached to any permission to ensure that particulars and samples of all materials for the rebuilt dwellinghouse and extensions/alterations be submitted to the Council for approval. 3.5 The site adjoins the residential property 35 Paddenswick Road to the north, whereas the other boundaries do not directly adjoin other residential properties. The proposed extensions which would be within close proximity to 35 Paddenswick Road would be at ground floor level and, it is considered, would not be of substantial size and bulk so as to have a material impact on outlook or light to that neighbour. In addition, the new glazed bay to the north elevation at first floor level would not result in a loss of privacy; as it would face a solid flank wall of 35 Paddenswick Road which does not contain any windows. The first floor level window proposed on the south elevation would face towards the scented garden in Ravenscourt Park, and would not therefore result in any privacy concerns for neighbours. The proposal is considered to be in accordance with Standards S3 and S13. 4.0 CONCLUSION 4.1 The rebuilding of the dwellinghouse and extensions/alterations would not be detrimental to visual amenity and would preserve the character and appearance of the conservation area. The proposal would not have a material impact on the residential amenity of neighbours. Thereby, the proposal is considered to be in accordance with Policies EN2, EN8B and Standards S3 and S13 of the UDP. As such, it is recommended that the application be approved with conditions.
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--------------------------------------------------------------------------------------------------------------------- Ward: Parsons Green And Walham Site Address: 31 Irene Road London SW6 4AP
Case Officer; Dale Jones Conservation Area: Parson's Green
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Applicant: London Diocesan Board For Schools 36 Causton Street London WS1P 4AU Description: Demolition of single-storey prefabricated building. Drg Nos: F550B Application type Conservation Area Consent Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) The works hereby granted consent shall not commence later than the expiration of
3 years beginning with the date upon which this consent is granted. Condition required to be imposed by Section 18(1)(a) of the Planning (Listed
Buildings and Conservation Areas) Act 1990 (as amended by section 91 of the Planning and Compensation Act 2004).
2) No demolition works shall be undertaken prior to the submission and approval in
writing by the Council of details of the methodology proposed for the demolition works, and the steps to be taken to minimise the impact of the demolition process on the existing amenities of the occupiers of neighbouring properties. The demolition process shall be carried out in accordance with the approved details.
To ensure that the occupiers of neighbouring residential units are not unduly
affected, in accordance with policy EN21 of the Unitary Development Plan. 3) No demolition works shall be undertaken before a planning application for the
temporary landscaping and use of the cleared site has been submitted to and approved in writing by the Council, pending the submission and approval in writing by the Council of a further planning application for the permanent redevelopment of the site. The approved landscaping scheme shall be implemented in the first planting season following completion of the demolition works, and shall thereafter be retained and maintained, pending the permanent redevelopment of the site.
To ensure the demolition of the existing building is not detrimental to the character
and appearance of the conservation area, in accordance with policy EN2 of the Unitary Development Plan.
4) No demolition works shall be undertaken before a scheme for the temporary
fencing and/or enclosure of the site, for the duration of the demolition works, has been submitted to and approved in writing by the Council, and such enclosure has been erected in accordance with the approved details.
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To ensure that the site remains in a tidy condition during and after demolition works and to prevent harm to the street scene, in accordance with policy EN2 of the Unitary Development Plan.
5) No demolition works shall be undertaken before prior written notification of the
intended commencement of the proposed demolition works has been submitted to the Council's Head of Development Management, quoting the application reference number specified in this decision letter.
To ensure that the demolition does not take place prematurely and to safeguard
the character and appearance of the conservation area, in accordance with policy EN2 of the Unitary Development Plan.
6) No demolition works shall be undertaken prior to the submission and approval in
writing by the Council of a full photographic record, by a suitable professional photographer, of the interior and exterior of the existing prefabricated building, and the garden layout. The photographic record as approved shall be made available to both the Council and the Borough Archives.
To retain a photographic record of this Building of Merit in its conservation area
context, in accordance with Policy EN2 and EN6 of the Unitary Development Plan. ---------------------------------------------------------------------------------------------------------------------
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 28th December 2005 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from: English Heritage
Dated: 31.03.06
Neighbour Comments: Letters from: Dated: OFFICER'S REPORT 1.0 BACKGROUND 1.1 The application relates to a rectangular site within the Parsons Green Conservation Area. The site is vacant with the exception of a detached single-storey, prefabricated residential property on the Irene Road frontage, which is identified in the
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UDP as a Buildings of Merit. The application site backs onto Lady Margaret School and, on the Irene Road frontage, it sits between a terrace of residential properties (24-30 consec. Irene Road) and a detached house belonging to Lady Margaret School, which is occupied by the school caretaker. 1.2 The application property has been vacant for approximately 6 years, following the death of the previous occupant (who had lived there for more than 30 years). Furthermore, following a survey of the building, it has been established that the major structural component is white asbestos sheeting, such that it could not continue to be used for residential use in its current form. 1.3 The application site has been declared surplus to the Council's service requirement, and is being sold to The London Diocesan Board to facilitate the extension of Lady Margaret School's sixth form capacity. Lady Margaret School is a voluntary aided secondary school for girls, and they also own the adjoining property at 32 Irene Road, which is occupied by the school caretaker. The school needs to expand and this is not possible within the constraints of the present site (the main school building is Grade II listed and the site is enclosed on all sides). The only real opportunity for extension currently is therefore on the sites of 31 and 32 Irene Road (which would also afford an opportunity enhance the appearance of the conservation are - the conservation area character profile acknowledges that the existing buildings 'do not respect the scale of the street breaking the rhythm of the facades with the houses set back behind the building line'). The expansion of the 6th form capacity would enable the school to offer a wider choice of subjects and, according to the school, would greatly enhance viability and should result in more local provision. 1.4 The current application is for the demolition of the existing prefabricated building. A separate planning application has been submitted for the temporary landscaping/use of the site by the school, pending the permanent redevelopment of the site by the school. 2.0 PUBLICITY AND CONSULTATIONS 2.1 The application has been publicised by means of a statutory site notice and a press advert. In addition, English Heritage has been consulted and the Hammersmith and Fulham Historic Buildings Group have been notified of the application. 2.2 2 representations have been received in response from local residents (15 and 40 Irene Road), concerned to ensure that proper safeguards/procedures are in place during demolition, to protect both workmen and local residents from the affects of asbestos (15 Irene Road), and enquiring as to when proposed plans will be available for the redevelopment of the site (Officer's Comments: The planning application for the temporary landscaping/use of the site pending permanent redevelopment has since been submitted, and notification letter have been sent to neighbouring residents (including 15 Irene Road) inviting them to view the drawings and make representations to the Council). 2.3 English Heritage have confirmed that they do not wish to comment in detail in this case, but have offered the following "general observations": - enquire as to whether the possibility of the building being carefully dismantled and offered to "an open air museum, such as the Weald and Downland Museum, near Chichester" has been considered. (Officer's comments: This is not considered to be a
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practical or economically viable option in this case, for the reasons stated in section 3 of this report) - recommend that the application "should be determined in accordance with national and local policy guidance", and on the basis of the Council's own "specialist conservation advice". 2.4 A letter has also been received from the Hammersmith and Fulham Historic Buildings Group, the contents of which can be summarised as follows: - building is "on the Local Register and in the Parsons Green CA. It is the only remaining 'prefab' in the Borough" - archives indicate that 32, 33 and 34 Irene Road were demolished by a "high explosive bomb" on 29 November 1940 - existing building was built under the Housing (Temporary Accommodation) Act 1944 - "31 and 32 Irene Road, described as bungalows, were first listed in the rate books in the Provisional List of 18 June 1946." - "HBG has visited it (the building) some years ago and seen inside." - "We realise the value of the land on which the prefab stands, and do not object in principle to it being moved to another site - perhaps an open space like Wormwood Scrubs or allotments where it could be of practical use as a club house for instance" - "we understand that there may be a problem with asbestos but we suggest enquiries are made to see if there are precedents established of how to deal with asbestos in a situation like this. It will be very sad if it is just destroyed. Certainly there should be a photographic record made of the prefab and the garden layout - which was also very charming and typical when we last visited it. The record should be lodged with the Borough Archives." (Officer's comments: Because of the extent of the asbestos (virtually all of the building is made of asbestos sheeting) and the requirements of the asbestos regulations it is not considered reasonable or practical to require the building to take down the existing building and move it to another site. It is also considered that this would be contrary to the asbestos regulations). - not aware of any application for a replacement building. Existing building "should not be demolished in a conservation area prior to a planning approval for the future use of the site. We note the CA profile draws attention (para 5.56) to the fact that the prefab and the 1960s detached house 'do not respect the scale of the street breaking the rhythm of the facades with the houses set back behind the building line'. Any new development on this site should respond to this criticism, respect the scale of the street and the building line." - "we understand the prefab is owned by the Borough. We should appreciate an opportunity for HBG members to see over the prefab before any action is taken." 3.0 PLANNING CONSIDERATIONS 3.1 Policy EN6 of the UDP permits the loss of "Buildings of Merit" where it is shown that the building in question is no longer capable of beneficial use and its fabric is beyond repair. Alternatively, where the proposed replacement would bring substantial benefits to the community and which would decisively outweigh the loss, and the proposed development cannot practicably be adapted to retain any historic interest that the building or structure possesses, and the existing building or structure has been fully recorded. The issue therefore is whether the particular circumstances of this case are such that they comply with these exception criteria.
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Structural problems: 3.1 31 Irene Road is a single-storey prefabricated dwelling comprising two bedrooms, a toilet, bathroom, kitchen and lounge. The building in comparison to modern standards only provides rudimentary accommodation and would require extensive refurbishment to meet the Council's decent homes standard. 3.2 The building has virtually no thermal insulation, being constructed from 25mm thick asbestos cement walls with a bituminous felt roof. The building has hot water via an electric immersion heater, but no heating apart from a now redundant solid fuel stove in the living room. The building requires rewiring and new hot and cold water services. In terms of the decent homes standard it requires heating and hot water, new kitchen, bathroom, toilet, windows and the provision of thermal insulation to the walls and roof. 3.3 An asbestos survey carried out by the Council has confirmed that the walls, internal partitions and ceilings are constructed of asbestos cement panels, with major concentrations of Chrysotile asbestos. The asbestos is not considered to be an immediate danger as it is sealed by the past application of paint and artex. 3.4 The Council has a duty under the Control of Asbestos Regulations 2002 to manage the future risk from asbestos. It needs to ensure that any maintenance activities do not expose workers to avoidable risk. The Council also has general health and safety obligations concerning asbestos regarding the exposure of the hazard to employees, tenants or the public. 3.5 The major issue with the application property concerns its future maintenance, if it is retained. Any activity that results in the removal of the paint/artex protection barrier, such as damage, wear and tear, cutting or drilling works etc would become a major hazard. 3.6 In this case, it is not considered feasible to refurbish the building to become a decent standard dwelling. Furthermore, the extent of asbestos present in the building would make public access to it difficult, should an alternative use to housing be considered, in terms of the wear and tear and future maintenance of the fabric. The building would also still require significant refurbishment to facilitate such a use. The extent of works necessary and the subsequent management of the asbestos risk would in effect result in the total reconstruction of the building. The majority if not all of the building would need to be removed under controlled conditions to allow the necessary works to be undertaken. The building's structure (walls and roof) is entirely asbestos sheeting, so all of the building's structures would need to be disposed of. In effect it would be necessary to replace each element and every element of the building with non-asbestos material, allowing for nothing more than a copy of the original building. 3.7 The Control of Asbestos Regulations require the asbestos in the building to be managed, not only in the short term but also in the long term, and require the removal of the asbestos where feasible to address any avoidable risk. Consequently, officers consider that a strong case can be made for the disposal of the existing building, under controlled conditions, to eliminate any future risk from the extensive asbestos contained within it. It is difficult to see what use could be made of the building in its current form and, whilst the building is identified as a building of merit, as indicated above, the extent of the refurbishment and asbestos removal works necessary to bring the building back
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into use, would mean that virtually nothing of the structure of the building would remain (virtually all of the building is asbestos, apart from the doors, sink, bath etc). 3.8 Furthermore, the asbestos regulations have become much tighter recently, and officers do not consider that it would be practical to dismantle the building and then transport the components to be re-erected. It is the re-erection that it the problem, as it could properly be regarded as an unnecessary risk and would involve working with a hazardous material that it banned in all construction, contrary to the regulations. Historical and conservation area issues: 3.9 The prefabricated building is one of a group known as the Uni-Seco or Seco prefabs supplied by the Selection Engineering Company Ltd as part of the Temporary Homes Programme following WW2. They were the third most numerous of the different types of prefabs designed for the programme. Their main characteristic, apart from the virtually flat roof was the corner window that gave them a strikingly modern appearance, and reinforced the message that they were made up of a kit of parts. They were constructed of timber frames on a concrete plinth, timber-framed panels of asbestos-cement sheets were screwed on. The panels were protected from the weather with a mastic compound and thin covering strips of asbestos cement were applied to the joints. Commentators on the importance of prefabs take the view that the Seco prefab always had a temporary feel when compared to other styles, and that even those that survive feel less solid than other prefabs. 3.10 The building was included in the Council's Register of Buildings of Merit in June 2000 when it became empty, mainly for historic reasons, as the last of possibly a small group of prefabs (two further concrete pads were found on the site) in the borough. Although not demonstrating spectacular architecture, it is difficult to separate architecture from history in the case of prefabs of this date. 3.11 It is regrettable that the prefab has to go, however, bearing in mind the excessive use of asbestos, together with its known dangers, and the extent of the remedial works that would be necessary to bring the building back into use, it is considered that it would be unreasonable to require the retention of the building in this case. The extent of the asbestos was not known at the time the building was added to the register of buildings of merit. Whilst consideration could be given to its relocation, this would also require breaking it up into a kit of parts for re-erection elsewhere, and would not avoid the need for significant changes to be made to the building to deal with the asbestos issues. Accordingly, it is also considered that it would be unreasonable to require the relocation of the building in this case. 3.12 It is acknowledged that the building is part of the history of the conservation area, and that there is a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of a conservation area (para 4.27 PPG 15). To be weighed against this, paragraph 5.56 of the Parsons Green Conservation Area profile states "there is infill development in Irene Road at the back entrance to Lady Margaret School consisting of a prefab 1940's single storey dwelling and a 1960's detached house. These do not respect the scale of the street breaking the rhythm of the facades with the house set back behind the building line."
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3.13 Although the application site is not specifically identified as an opportunity site, it would be fair to argue that a suitably designed development, respecting the building line of the adjacent terraced housing could enhance the appearance of the conservation area, and the loss of 31 Irene Road would then be considered to have a neutral effect on the conservation area. 3.14 Accordingly, having regard to the particular circumstances of this application, it is considered that a strong case can be made for the demolition of the existing single-storey prefab building, primarily on health and safety grounds, but also on conservation area grounds, and that it would be unreasonable to withhold conservation area consent in these circumstances. More particularly, it is considered that the identification and extent of the asbestos within the building, and the practical inability to repair and maintain the building as a result, are material considerations which justify the proposed demolition of the building in this case. Furthermore, the removal of the existing building will facilitate the redevelopment of the site for educational purposes (as an extension of the adjoining Lady Margaret School), which in turn would allow for a suitably designed building that respects the building line of the adjacent terraced housing, and thus enhances the appearance of the conservation area. 3.15 Whilst the site is proposed to be redeveloped to facilitate the extension of Lady Margaret School's sixth form capacity, the form of this development has yet to be agreed with the school, and no planning application has therefore been submitted to date. Accordingly, and as a temporary alternative, a planning application has been submitted for the temporary use and landscaping of the site, pending the submission and approval of a permanent redevelopment scheme. Officers consider this to be acceptable in principle (the idea is that the cleared site would be landscaped and used as a "quite" area (with seating) where sixth form students can read/study without distraction. This is considered to be acceptable in this case because, in the event of conservation area consent being granted, conditions would be attached to ensure that the existing building can not be demolished prior to the approval of satisfactory remedial works. The only difference in this case is that those works would, in the first instance, comprise a high quality landscaping scheme rather than a building. A further condition will require that a photographic record is made of the interior and exterior of the building, and the garden layout, and that these photographic records are made available to the council and the borough archives. 4.0 RECOMMENDATION 4.1 Grant conservation area consent
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--------------------------------------------------------------------------------------------------------------------- Ward: Town Site Address: Tenants Association Hall Darlan Road London
Applicant: London Borough Of Hammersmith And Fulham Housing Management Services Riverview House Beavor Lane London W6 9AR Description: Erection of a replacement single-storey building to be used as a tenants'/residents' meeting hall; related alterations and landscaping. Drg Nos: 553004/PA002, PA02, PA03; P/A 02 revA; Risk Management Ltd Site Investigation Report Application type Full Regulation 3 - LBHF is Developer Officer’s Recommendation That the application be approved subject to the condition(s) set out below 1) The development hereby permitted shall not commence later than the expiration of
3 years beginning with the date of this planning permission. Condition required to be imposed by section 91(1)(a) of the Town and Country
Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).
2) The development shall be carried out and completed only in accordance with the
detailed drawings which have been approved, unless any material alteration to these approved details has first been submitted and approved in writing by the Council.
In order to ensure full compliance with the planning application hereby approved
and to prevent harm arising through deviations from the approved plans, in accordance with policy EN8 of the Unitary Development Plan.
3) The development shall not commence prior to the submission and approval in
writing by the Council of details and samples, where appropriate, of all materials to be used on the external faces of the buildings and surface treatments (which shall include details of the bonding of the external facing brickwork), and no part of the development shall be used or occupied prior to the implementation of the approved details.
To ensure a satisfactory external appearance and to prevent harm to the street
scene, in accordance with policy EN8 of the Unitary Development Plan. 4) The development shall not commence prior to the submission and approval in
writing by the Council of details and samples, where appropriate, of all paving and external hard surfaces. No part of the development shall be used or occupied prior to the implementation of the approved details.
To ensure a satisfactory external appearance, in accordance with policy EN2 and
EN8 of the Unitary Development Plan.
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5) The development shall not commence prior to the submission and approval in writing by the Council of full details of the proposed landscaping of the unbuilt areas of the site, including planting schedules and details of the species, height and maturity of the two replacement trees. The approved scheme shall be implemented in the next winter planting season following completion of the building works, or before the occupation and use of any part of the buildings, whichever is the earlier.
To ensure a satisfactory external appearance, in accordance with policy EN8 and
EN26 of the Unitary Development Plan. 6) Any tree or shrub planted pursuant to condition 5 being removed or severely
damaged, dying or becoming seriously diseased within 5 years of planting shall be replaced with a tree or shrub of similar size and species to that originally required to be planted.
To ensure a satisfactory provision for planting, in accordance with policy EN8 and
EN26 of the Unitary Development Plan. 7) Noise from machinery or equipment operated in connection with the development
shall not increase the hourly background sound level which exists in the absence of such machinery or equipment operating. The background sound level shall be measured, for the purposes of this condition, on the boundary of the site at a position nearest the noise source, or at the nearest window to a habitable room in separate occupation from the operator of the noise source, whichever is the closer.
In order that the machinery and equipment used in connection with the permitted
use does not give rise to conditions that would be detrimental to the amenities of surrounding occupiers by reason of noise disturbance, in accordance with Policy EN21 of the Unitary Development Plan.
8) No alterations shall be carried out to the external appearance of the building,
including the installation of air-conditioning units, ventilation fans or extraction equipment not shown on the approved drawings, without planning permission first being obtained. Any such changes shall be carried out in accordance with the approved details.
To ensure a satisfactory external appearance and to prevent harm to the
amenities of the occupiers of neighbouring residential properties, in accordance with Policy EN8 and EN21of the Unitary Development Plan.
9) The development hereby permitted shall not commence prior to the submission
and approval in writing by the Council of details of the sound insulation measures to be used in the construction of the building. The sound insulation measures shall be implemented in accordance with the approved details.
To ensure that adjoining occupiers are not unduly affected by noise and
disturbance, in accordance with policy EN21 of the Unitary Development Plan.
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10) No persons shall be on the premises in connection with the use of the building hereby approved between 23:00 hours and 09:00 hours the following day.
To ensure that the amenities of the occupiers of surrounding residential properties
are not unduly affected as a result of noise and disturbance, in accordance with Policy EN21 of the Unitary Development Plan.
11) No development shall commence until a contaminated land desktop study, and
risk assessment have been submitted to and approved in writing by the Council. The risk assessment will assess the degree and nature of any contamination on site and assess the risks posed by any contamination to human health, controlled waters and the wider environment. A detailed method statement for any required remediation works will need to be submitted to, and approved in writing, by the Council. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DETRA 2004).
To ensure that any contaminated land on the application site is identified and
remediated in accordance with Policy EN21A of the Unitary Development Plan. 12) In the event that the results of the desktop study and risk assessment required by
condition 11 reveals the presence of contamination on the site, no development shall commence until any required remediation works have been completed and a validation report to verify these works has been submitted to, and approved in writing, by the Council. The Council should also be informed immediately if any unsuspected contamination is identified during development works. A report indicating the nature of contamination and how this is to be dealt with should be submitted to, and agreed in writing by, the Council. Any required remediation should be detailed and verified in the remediation statement. All works must be carried out by a competent person conforming to CLR11: Model Procedures for the Management of Land Contamination (DEFRA 2004).
To ensure that any contaminated land on the application site is identified and
remediated in accordance with Policy EN21A of the Unitary Development Plan. ---------------------------------------------------------------------------------------------------------------------
LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS
All Background Papers held by Matt Butler (Ext.3493). Application form received: 2nd February 2006 Drawing Nos: see above Policy documents: The London Plan 2004
Adopted Unitary Development Plan 2003 Consultation Comments Comments from: Dated:
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Neighbour Comments: Letters from: Dated: 1.0 SITE DESCRIPTION AND RELEVANT HISTORY 1.1 Lancaster Court is a Council housing estate, situated to the north west of Fulham Road, and to the north east of Darlan Road. The estate comprises 7 blocks of flats (136 units), there are also 2 blocks to the south east of the site, known as Swan Court and Ravensworth Court (comprising 60 units in total). Within the Lancaster Court Estate there is a central open area, a playground and single-storey prefabricated building which serves as a tenants hall (including a separate store and an electrical sub-station). 1.2 The current application is for the demolition of the existing prefabricated tenants hall building and the erection of a replacement, single-storey purpose built replacement tenants hall building and associated landscaping. The new building is of brick construction, and is slightly bigger than the existing building (primarily because of the addition of an enclosed "link" section between the main hall building and the existing store building - which is to be altered and converted to office use). 1.3 In support of their application, the applicants have confirmed that: - the ramp and railings etc will comply with Access requirements - the hall is proposed to replace an existing facility on the estate and for the use of the local community - hall would operate between 09:00 and 22:30 - in practice the use would be intermittent, not operating every day, nor all day and all evenings 2.0 PUBLICITY AND CONSULTATIONS 2.1 The application has been publicised by means of a site notice and a press advert, and individual notification letters have been sent to the occupiers of neighbouring properties and to the Lancaster Court Tenants Association. 2.2 One representation has been received in response, from the Chair of the Lancaster Court Tenants and Residents' Association, confirming that they "have been involved from the start in requesting a hall to replace the temporary building that had been our home for a number of years", and that they "have been involved in all stages of the consultative process and are fully supportive of the proposed scheme and acknowledge the commitment shown by both Council Officers and Councillors." 2.3 In addition to the publicity/consultation undertaken in relation to the current planning application, Housing Management Services undertook their own consultations with residents/tenants prior to the submission of the application. In particular, resident consultation meetings took place in July and August of 2005 to discuss the scheme in general, and further meetings took place with the TRA in January and February 2006, to discuss more details aspects of the proposal.
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3.0 PLANNING CONSIDERATIONS 3.1 The proposal involves the erection of a new purpose built tenants hall to replace the existing facility. Accordingly, officers raise no objection in principle to the development in land use terms. The development would be in accordance with policies CS4 and CS5 of the Unitary Development Plan. 3.2 The main issues in this particular case are the scale and design of the building and the related alterations, in terms of visual amenity and the likely impact of the development on the amenities of neighbouring residential occupiers. Demolition and Design Issues: 3.3 The existing tenants hall is a single storey prefabricated building (in very poor condition) located on the central green, there is also a brick built structure used as an electricity sub-station and a store, which is adjacent to the tenants hall sitting on the other side of the entrance pathway. The tenant's hall has a footprint of around 130 square metres, and the substation/store has a footprint of 56 square metres. 3.4 The existing prefabricated building is in a very poor condition and is not of any architectural merit. Officers consider that the demolition of this structure would not harm the character or appearance of the estate. 3.5 The replacement building will be a predominantly brick built structure with a mono-pitch profiled metal roof. On the north east elevation the structure will be clad with cedar. The new building will have a profiled metal roof. The existing store (behind the sub-station) will be altered internally to provide additional office space (17 square metres) and an enclosure will be created between the office/store and the new tenants hall to provide a covered lobby area and toilet facilities for the tenants hall. The new lobby area fills in the area between the existing structure and the new hall and will not have any detrimental impact on appearance. 3.6 Although the new building has a very similar footprint to the existing hall, the structure has been moved 0.80 metres away from the road, and the nearest residential block (106 - 130 Lancaster Court). Although the replacement building is also single storey, due to its design, with a mono-pitch roof, the replacement building is a little higher than the building it replaces (flat roofed prefabricated building). The southern side of the building is at the same height as the existing building, with a mono-pitch roof sloping up to the northern side, which is 1.5 metres higher. 3.7 The new building is considered to be acceptable in terms of its design and appearance, and is a significant improvement on the existing prefabricated building. Accordingly, it is considered that the development would accord with policy EN8 of the UDP. Impact on Residential Amenity: 3.8 The proposed building would be over 13 metres away from the nearest residential properties (marginally further away than the existing tenants hall building). It is considered that this distance, combined with the single-storey scale of the proposed building, are sufficient to ensure that the development would not have an unacceptable impact on the existing amenities of the occupiers of neighbouring residential properties
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in terms of loss of light, outlook or increased sense of enclosure, in accordance with standard S3, 12 and 13 of the UDP. Furthermore, the design of the proposed building is such that it is not considered that it would harm the amenities of neighbouring residents in terms of overlooking or loss of privacy (in this respect also the proposed development represents an improvement on the existing situation). 3.9 Policy EN21 requires that all developments (including new buildings, demolition of existing buildings, conversions and changes of use) shall ensure that there is no undue detriment to the general amenities at present enjoyed by existing surrounding occupiers of their properties, particularly where commercial and service activities are close to residential properties. The new building will be constructed to modern standards and, in terms of noise breakout from within the building would be a significant improvement on the existing prefabricated building. In terms of its use, the new building would be used very much in the same way that the existing prefabricated tenants hall building has historically been used, namely by the local community and between 09:00 hours and 22:30 hours (although in practice it is likely that the use would continue to be intermittent, rather than operating every day, or for the full 09:00 hours to 22:30 hours on any single day). Car parking: 3.10 The existing tenant's hall has a dedicated disabled parking bay adjacent to the entrance ramp. As part of the development it is proposed that this disabled parking bay is retained and enlarged to meet with current disability access requirements. 4.0 RECOMMENDATION 4.1 Grant planning permission.
