Agenda item
Land at 255, Ealing Road, Wembley, HA9 (Ref. 14/2276)
Decision:
(a) Granted planning permission, subject to securing appropriate initial funding towards residential parking permits should a CPZ be introduced, an appropriate form of Agreement in order to secure the measures set out in the Section 106 Details and conditions detailed in the main Committee Report ; and subject to the revised details set out in the Supplementary Report to amend the description of the development to include community floor space (Use Class D1), revisions to the Heads of Terms and an additional condition on servicing management plan for the affordable workspace units, or
(b) If within a reasonable period the applicant fails to enter into an appropriate agreement in order to meet the policies of the Unitary Development Plan, Core Strategy and Section 106 Planning Obligations Supplementary Planning Document, to delegate authority to the Head of Planning, or other duly authorised person, to refuse planning permission
Minutes:
PROPOSAL:
Construction of 3- to 9-storey building comprising 125 residential units and 277 sqms of affordable work space (Use Class B1) and associated parking, access, landscaping and related ancillary works.
RECOMMENDATION:
(a) Grant Planning Permission, subject to an appropriate form of Agreement in order to secure the measures set out in the Section 106 Details section of this report and subject to conditions listed after paragraph 75, or
(b) If within a reasonable period the applicant fails to enter into an appropriate agreement in order to meet the policies of the Unitary Development Plan, Core Strategy and Section 106 Planning Obligations Supplementary Planning Document, to delegate authority to the Head of Planning, or other duly authorised person, to refuse planning permission
With reference to the supplementary report, Rachel Murrell (Area Planning Manager) responded to matters raised at the site visit. In respect of infrastructure she informed the Committee that funding had been secured for the redevelopment of Alperton Community School through the Priority School Building Programme; a project scheduled for completion in September 2016. In addition, a potential site had been identified for a primary school and other community uses, with a feasibility study underway linked to the redevelopment of Alperton Community School. The project would not commence until the Stanley Avenue site became surplus to requirements when the secondary school relocates to the Ealing Road site.
Members heard that Brent was working with the developers at 243 Ealing Road to identify users for over 1000 m2 of affordable work space or alternative D1 use which could include medical or health services, nursery, crèche or day centre. She continued that funding had been secured through Section 106 contributions and Community Infrastructure Levy (CIL) for improvements to the quality and accessibility of local existing open spaces.
Rachel Murrell informed members that on the advice of Transportation, improvements to crossing facilities would not be sought as part of this scheme given that the existing junction of Carlyon Avenue and Ealing Road had a signalised pedestrian crossing facility. She advised that the Council would not be able to provide speed cameras as they were provided and managed by Transport for London. She drew members’ attention to an amendment to the proposal description and an additional condition on servicing management plan.
Bron Roberts, Chair of Cromwell and Burns Residents' Association (CABRA ), stated that whilst she was not against the principle of the development she felt there was a clear need for infrastructure support particularly general practitioner (GP) services or provision for a polyclinic. She emphasised this was of particular importance, given the closure of other local GP services.
Tanya Jordan, speaking on behalf of the owners of 253A Ealing Road, stated that the proposed development would compromise the potential redevelopment of 253A Ealing Road and should only be developed as part of a comprehensive scheme. She added that her client was concerned about over shadowing and unreasonable distances, contrary to Supplementary Planning Guidance (SPG) 17. She added that her clients were prepared to agree a conditional contract with the owners of 255 Ealing Road which would allow for a comprehensive development. In response to a Member’s question, Tanya Jordan stated that a greater set-back from the shared boundary would assist in ensuring development in future would not be restricted.
The legal representative advised that the purchase of 253A Ealing Road was at an embryonic stage and that no legally binding contract was in place as to affect the determination of the current application for 255 Ealing Road. The Committee was being asked to consider the current application before it.
In accordance with the provisions of the Planning Code of Practice, Councillor Mili Patel (Ward Member) stated that she had not been approached by the applicants. In her address, Councillor Milli Patel highlighted the following;
(i) inadequate consultation with residents;
(ii) existing parking problems in the area would be worsened by the proposed development; and
(iii) inadequate infrastructure in particular a health care centre to support the development.
Councillor Mili Patel also enquired as to whether Section 106 financial contributions would be used in providing school places to meet growing demand for school places. She urged officers to provide clearer information about the impact of the development on school places and the timeframe for the provision of school places in the area. In reference to the Class D1 use, Councillor Mili Patel requested officers to confirm whether residents would be consulted on its type and nature
The Area Planning Manager reiterated that funding for the redevelopment of Alperton Community School had been secured through the Priority School Building Programme, a project currently scheduled for completion in September 2016. In addition, a potential site had been identified for the primary school and other community uses which would not commence until the secondary school relocated to the Ealing Road site and the Stanley Avenue site became surplus to requirements.
Mary Power, the applicant’s agent stated that the proposed development which accorded with the Alperton Master Plan would not prejudice future comprehensive redevelopment of the site involving 253A Ealing Road. She added that the scheme which would be “permit free” would provide the maximum achievable car parking spaces on site in addition to the provision of a “car club” facility. Mary Power continued that a contribution of £60,000 would be made towards the cost of consultation with residents for a controlled parking zone (CPZ) if one was to be introduced.
In response to members’ questions, Mary Power stated that no material impact on the adjoining site would result from the current application. She added that the use class of the non-residential unit had been expanded for flexibility and that her client was in discussions with social landlords and GP surgeries about taking up spaces within the development. She added that the scheme incorporated a play space within the ground floor courtyard and that the trees in Ealing Road would be protected.
The Area Planning Manager, in reference to the applicant’s shadow casting report and site constraints, concluded that the proposed development would not have a significant impact subject to the design proposals that came forward. It would have an impact on the adjoining public house although, the Council's policies and guidance did not seek to protect the levels of daylight and sunlight for public houses. In line with the advice by officers in Transportation, she recommended that a condition requiring details of a Servicing Management Plan to be provided for the affordable work space units.
Whilst noting the overall density of the scheme and affordable housing proposed, Members were also concerned about parking problems in the area and felt that appropriate measures should be put in place to protect existing residents. In endorsing officers’ recommendation, Members added a further condition to the Section 106 agreement securing appropriate initial funding towards residents parking permits should a CPZ be introduced.
DECISION: Granted planning permission granted as recommended subject to additional conditions requiring details of Servicing Management Plan and securing appropriate initial funding towards residents parking permits should a CPZ be introduced.
Supporting documents: