Agenda item
17/1829 The Willows, 136 Honeypot Lane, London, NW9 9QA
Minutes:
PROPOSAL: Demolition of the existing care home building and redevelopment of the site comprising the erection of a five storey building providing 50 self-contained flats (4 studios, 11 x 1bed, 23 x 2bed and 12 x 3bed) with associated basement level, car and cycle parking space, bin stores, amenity space and landscaping
RECOMMENDATION: To grant planning permission subject to conditions and the completion of a satisfactory Section 106 or other legal agreement to secure the Heads of Terms. Set out in the report.
That the Head of Planning be granted delegated authority to negotiate the legal agreement indicated above.
That the Head of Planning be granted delegated authority to issue the planning permission and impose conditions and informatives to secure the matters set out in the draft decision notice
That the Head of Planning be granted delegated authority to make changes to the wording of the Committee’s decision (such as to delete, vary or add conditions, informatives, planning obligations or reasons for the decision) prior to the decision being actioned, provided that the Head of Planning is satisfied that any such changes could not reasonably be regarded as deviating from the overall principle of the decision reached by the committee nor that such change(s) could reasonably have led to a different decision having been reached by the committee.
That, if by 3 months of the committee date the legal agreement has not been completed, the Head of Planning be granted delegated authority to refuse planning permission.
That the Committee confirms that adequate provision has been made, by the imposition of conditions, for the preservation or planting of trees as required by Section 197 of the Town and Country Planning Act 1990.
David Glover (Area Planning Manager) introduced the report and answered members’ questions and in referencing the supplementary report, he responded to issues raised by members at the site visit. Members heard that the applicant had advised that the care home operators wound down their operation on site from 2013 onwards, relocating tenants and not filing bed spaces when they became vacant. The site become fully vacant prior to August 2016, after which time “building guardians” were in place. He confirmed that the street tree identified in the arboricultural study and adjacent to the proposed substation access would be protected and retained.
He continued that being a new major development, construction methods would allow a significant reduction of noise between floors and thus address the issue of stacking that could arise. In regards to impact on the temple in Bowmans Trading Estate, members heard that the temple was situated on Westmoreland Road, to the rear of the Alpine House and some 255 m distance from the proposed development and as such there would be no material impact. The dwellings proposed were not considered to result in a material impact on parking in the surrounding streets, as sufficient levels of parking were proposed and a CPZ is scheduled to be introduced. Additionally, if planning permission was granted for the proposal the new homes will be “parking permit restricted”. He then clarified the ecology impact and mitigation measures as set out in the supplementary report.
Hanif Ghourbandi, in objection, raised concerns about the height of the proposed development and its impact on outlook for residents in Acacia Court. He drew members’ attention to the parking problems in the area which he added would be made worse by construction traffic and the proposal itself.
Councillor Dattani (Kenton East, Harrow) addressed the Committee highlighting inadequate parking provisions for residents in Alpine Place and the resulting overspill parking in neighbouring streets, particularly in Harrow. He continued that Harrow Council was not consulted, and that only half of Ruskin Road residents were consulted about the proposed development. He added that in order to address the parking overspill following possible introduction of CPZ, the proposal should incorporate two levels car parking spaces.
Lawrence Quail and Luke Cadman (applicant’s agents) addressed the Committee and answered members’ questions. Members heard from the agents that the proposal would deliver 50 homes with 10 intermediate affordable housing and 39 car parking spaces as well as a contribution towards the introduction and implementation of controlled parking zone (CPZ) in the area. They added that the siting of the substation was in accordance with UKPN standards and that heating would be provided via a communal boiler system.
The agents clarified that the affordable housing proposed was based on viability assessment by the Council’s independent consultant with a review mechanism to capture any uplifting in land values. They added that should a grant become available, the affordable housing element would be further reviewed. In response to a member’s question, the agents confirmed that the applicant would be agreeable to an additional condition in the s106 Heads of Terms to make financial contribution to Harrow Council for the introduction and implementation of CPZ in the Harrow area.
Alice Lester (Head of Planning) confirmed that Harrow Council were notified about the scheme but no response was received. In summing up, David Glover stated that the mixed unit scheme proposed accorded with guidelines and standards in terms of design, scale, amenities and materials. He drew attention to the highway works which would be secured via s278 and recommended a further condition to capture the applicant’s undertaking to make a contribution under the s106 Heads of Terms of up to £25,000, the exact amount to be delegated to the Head of Planning, to Harrow Council for its introduction and implementation CPZ. In responding to Councillor Daly’s enquiry about the trees, David Glover undertook to ask the tree officer to consider if the trees could be granted preservation orders (TPO). He also added a further condition regarding measures to reduce noise transfer between floors and an additional informative specifying that the applicant be encouraged to ensure that the maximum standards were achieved in relation to fire safety
DECISION: Granted planning permission as recommended with additional conditions for the applicant’s contribution to Harrow Council for its CPZ introduction of up to £25,000 (the exact amount to be delegated to the Head of Planning), measures to reduce noise transfer between floors and an additional informative specifying that the applicant is encouraged to ensure that the maximum standards were achieved in relation to fire safety.
(Voting was unanimous).
Supporting documents:
- 17.1829 The Willows 136 Honeypot Lane, item 3. PDF 722 KB
- Supp The Willows, Honeypot Lane, item 3. PDF 98 KB