Agenda item
First Central, Coronation Road/Lakeside Avenue, Park Royal, NW10 (Ref. 10/3221)
Decision:
Grant Consent, subject to the referral of the application to the Mayor of London in accordance with part 5 of the Town and Country Planning (Mayor of London) Order 2008, and subject to the completion of a satisfactory Section 106 or other legal agreement and to delegate authority to the Head of Area Planning to agree the exact terms thereof on advice from the Director of Legal and procurement.
If the legal agreement had not been entered into, or the Mayor of London remains unsatisfied with the application by the agreed Planning Performance Agreement expiry date, which at the time of writing this report is XXXXX, to delegate authority to the Head of Area Planning, or other duly authorised person, to refuse planning permission.
Minutes:
PROPOSAL: Outline planning application for:
a) The construction of up to 60,000 sqm of office accommodation (Class B1) in 3 buildings up to a maximum of 10 storeys in height, up to 1,700 sqm of retail, restaurant, hot-food take-away floor space (Class A1 to A4), up to 2500 sqm of health and fitness floor space (Class D2) with associated pedestrian areas, landscaping, access/servicing, car and cycle parking; and
b) the construction of 4 residential blocks up to a maximum of 9 storeys in height to provide a maximum of 545 residential units, consisting of a mix of 1, 2 and 3 bedroom apartments for private, rented and shared ownership, with associated landscaping, access/servicing, car and cycle parking; and
c) the provision of 2 play areas and a Multi-Use Games Area, and modifications to existing footpaths in West Twyford Park (Bodiam Fields), and modifications to existing surface treatment in Lakeside Drive; and
d) the provision of an energy centre on land east of Lakeside Drive.
Matters to be approved: access, layout and scale with appearance and landscaping reserved. |
RECOMMENDATION: Grant Consent, subject to the referral of the application to the Mayor of London in accordance with part 5 of the Town and Country Planning (Mayor of London) Order 2008, and subject to the completion of a satisfactory Section 106 or other legal agreement and to delegate authority to the Head of Area Planning to agree the exact terms thereof on advice from the Director of Legal and procurement. If the legal agreement had not been entered into, or the Mayor of London remains unsatisfied with the application by the agreed Planning Performance Agreement expiry date, which at the time of writing this report is 31 January 2012, to delegate authority to the Head of Area Planning, or other duly authorised person, to refuse planning permission.
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Neil McClellan, Area Planning Manager addressed the following issues raised at the site visit by members and interested parties:
Health and education provision:
The Section 106 legal agreement would secure £1.1m towards secondary school provision and £0.9m towards primary school provision and although no additional nursery provision was proposed within the scheme, nursery accommodation was being provided at West Twyford Primary School. Space for a GP surgery had been provided on the ground floor of Crystal House as part of the first residential phase although it still remained vacant since its construction and despite marketing.
Over concentration of social housing:
The proportion of social housing being proposed would be approximately 25%, half the 50% level required by policy, subject to viability. He clarified that whilst dispersing social housing around a site (‘pepper potting’) may be considered preferable in terms of social integration, housing associations continued to resist it due to the practicalities of delivery, management and affordability.
Energy Centre Location:
After further consultation with the Council’s Environmental Health team the Area Planning Manager suggested an additional condition as set out in the tabled supplementary report be added. The condition sought further safeguards over emissions and required the relocation of the centre in order to protect residential amenity.
Siting of MUGA:
The proposed MUGA to be sited at the junction of Twyford Abbey Road with Bodiam Way, about 30 metres away from the nearest house and separated from the park by roads was considered sufficient to preserve the amenities of residents. As no floodlighting was proposed the use of the MUGA after dark would be restricted.
Clarification on consultation:
A total of 251 residents in Brent and Ealing were consulted on the application in addition to a further consultation undertaken by Ealing Council. Officers were satisfied that the consultation undertaken for this application significantly exceeded the statutory requirements.
Footpath between Lakeside Drive and Toucan Close:
The Area Planning Manager informed members that he had consulted Highways and Transportation on residents' requests for the foot/cycle path between Lakeside Drive and Toucan Close to be sealed off to discourage "a rat run" and anti-social behaviour. Their view was that the public footpath provided a useful route and was required for the proper planning of the area.
Traffic camera in Bodiam Way:
He proposed an additional Heads of Term to be included in the s106 requiring that the traffic camera be maintained at all times to ensure that Bodiam Way continued to be restricted to bus and emergency vehicles only. This intention was also expressed by Ealing Council which raised no objection to the scheme.
Mr Robin Brotherick objecting on behalf of the residents of Abbeyfield Estate stated that the 9 storey blocks would constitute gross over-development of the site. He claimed that officers had given inadequate consideration to integrate affordable housing as required under the Council's Supplementary Planning Guidance Note 21 (SPG21). He reiterated the concerns about the footpath in Bodiam Way and requested its closure to traffic. He requested a relocation of the energy centre in the interest of residential amenity.
Mr Tony Smith speaking on behalf of Toucan Close residents and tenants' Association expressed concerns about social consequences of the proposal. He continued that the proposal failed to provide a viable community centre for the youth to meet and interact. He submitted that the charges for hiring the facilities at the Crystal building for leisure activities were excessive and urged that unless the charges were subsidised, the residents could not afford to use the Crystal building, hence adversely affecting their quality of life.
Mr Paul Stevens in objecting on behalf of West Twyford Residents' Association raised the following issues;
(i) Lack of health care provisions including General Practitioners (GP) surgery for a development that would result in 545 dwelling units and in excess of 1,500 residents.
(ii) Inadequate provision for education both at primary and secondary school level at a time when the local secondary school had about 100 students on its waiting list.
(iii) Whilst welcoming the inclusion of a MUGA within the proposal, Mr Stevens requested that it should be relocated further away from residential properties so as to preserve residential amenities.
(iv) The scheme failed to provide any planning gain for the residents.
For the above reasons, Mr Stevens urged members to defer the application until further discussions had taken place on issues raised by residents.
In accordance with the Planning Code of Practice, Councillor Moloney, ward member stated that he had been approached by some of the residents. Councillor Moloney spoke in support of the proposed development adding that it would assist the council in addressing the acute housing within the Borough. Whilst acknowledging the increase in the number of residents, Councillor Moloney felt that there would be no greater demands on health and educational provision.
In accordance with the Planning Code of Practice, Councillor Van Kalwala, ward member stated that he had been approached by the applicant. Councillor Van Kalwala in echoing the views expressed by Councillor Moloney noted that the issues raised by the objectors had been addressed in the Committee report. He added that the proposal would assist in addressing the acute shortage in housing in the Borough, provide local employment including apprenticeship and improve the quality of life for residents.
Mr Michael Crook for the applicant stated that the proposal for a residential development was acknowledged in the Council's Core Unitary Development Plan (UDP). He added that 138 affordable homes would be provided in the first phase of the development in addition to education and transportation benefits under the Section 106 legal agreement and a commitment to provide apprenticeship for local residents.
In response to members' questions, Mr Crook stated that space had been made available at "Crystal House" which was hoped to attract GPs, dentists and other health care providers. He continued that the operators were looking into a management plan including charges in order to promote its use. In responding to a question about over-concentration of affordable housing, he clarified that in order to achieve early delivery it was agreed to provide affordable housing first and to maintain an equal split between rented and shared ownership. Mr Crook confirmed that although the energy centre would be located away from residential buildings, the applicants intended to review the location to ensure that it was sited further away from Toucan Close.
Steve Weeks, Head of Area Planning added that condition had been imposed to secure an appropriate location for the energy centre and that under the Section 106 legal agreement, contributions towards education would be split between Ealing and Brent Councils. He suggested a further clause under the Section 106 agreement to secure local construction and apprenticeship for the proposed development. The Head of Area Planning also clarified the significance of the planning performance date as stated in the recommendation and that this was yet to be finalised.
DECISION: Planning permission granted subject to conditions, the referral of the application to the Mayor of London in accordance with part 5 of the Town and Country Planning (Mayor of London) Order 2008, and subject to the completion of a satisfactory Section 106 or other legal agreement to include a clause on local construction and apprenticeship and to delegate authority to the Head of Area Planning to agree the exact terms thereof on advice from the Director of Legal and Procurement.
If the legal agreement had not been entered into, or the Mayor of London remains unsatisfied with the application by the agreed Planning Performance Agreement expiry date, which at the time of writing this report is 31 January 2012, to delegate authority to the Head of Area Planning, or other duly authorised person, to agree this period and to refuse planning permission. |
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