Agenda item
Land adjacent to Northwick Park Hospital, Nightingale Avenue, London, HA1 3GX
- Meeting of Planning Committee, Wednesday 9 December 2020 6.00 pm (Item 2.)
- View the background to item 2.
Decision:
Granted planning permission subject to Stage 2 referral to Mayor of London, s106 agreement, conditions and informatives as set out in the report and revisions to condition 29 as set out in the supplementary report.
Minutes:
PROPOSAL: Full planning permission for demolition of existing buildings and structures on the site, all site preparation works for a residential led mixed-use development comprising 654 new homes, associated car and cycle spaces, a replacement nursery, retail space, associated highways improvements, open space, hard and soft landscaping and public realm works.
RECOMMENDATION:
That the Committee resolve to GRANT planning permission subject to:
Referral to the Mayor of London (stage II referral) and the prior completion of a legal agreement to secure the planning obligations set out within the Committee reports.
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 within the Committee reports’
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 the “expiry date” of this application (subject to any amendments/extensions to the expiry date agreed by both parties) 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 and obligations, for the preservation or planting of trees as required by Section 197 of the Town and Country Planning Act 1990.
Ms Victoria McDonagh (Development Management Team Leader) introduced the report and set out the key issues. She referenced the related application 20/0677 that proposed junction improvement works to Watford Road and the widening of the existing Northwick Park Hospital spine road to allow two-way traffic, permission for which was granted on 4 December 2020, under delegated powers as provided for in Brent’s Constitution. Ms June Taylor (Principal Planning Officer) provided more context, setting out further key issues and answered Members’ questions. In reference to the supplementary report, she drew Members’ attention to minor corrections in the main report and an amendment to condition 29 on external lighting, signage and wayfinding.
Mr Mark Connell (agent) addressed the Committee and answered Members’ questions. Members heard that the application for 654 high quality homes would make a notable contribution to the Northwick Park Growth Area. The scheme would bring forward a replacement nursery, flexible retail space, 245 much needed affordable homes 28% of them being affordable family homes. All homes would meet or exceed space standards with 75% of all dwellings being dual aspect and none being single aspect north facing. He added that the applicant had chosen the materials for aesthetic and longevity and that all homes would be tenure blind with access to dedicated private amenity space, in excess of the London play space requirements. Mr Connell continued that officers and CABE had carefully considered and rigorously tested the design and that the GLA had praised the housing quality and contemporary design approach. Whilst acknowledging that some trees would need to be removed, over 208 new trees would be planted, equivalent to 4.7 new trees for each one lost.
In response to members’ questions, Mr Connell submitted the following:
· The number of affordable homes was arrived following independent financial viability assessment that put the scheme in £17m deficit and that key worker negotiations were ongoing with Network Housing undertaking 1-1 sessions.
· Lighting during construction was addressed via a condition and within the Design Access Statement.
· The application had put in place measures to address climate emergency via energy generation, landscaping, biodiversity and low parking ratio and that a precautionary survey would be undertaken to safeguard protected species.
· In addition to the provision of drop off spaces and layby bays, the car park management plan would provide additional details on delivery and servicing facilities.
· The scheme would secure the requirement to undertake a feasibility study for step free access and station capacity for Northwick Park underground station where the focus would be rather than South Kenton station. In addition, the applicant had agreed to pay a sum of £250,000 for the improvement to the pavilion for sporting activities and other community uses.
During question time, Members raised several issues around London affordable rent, flooding in the Northwick Park area and transport. Officers submitted the following responses.
· The scheme offered 70 London Affordable Rent units, which was a greater number than the scheme could viably support, according to the financial viability assessment which had been robustly assessed on behalf of the Council.
· Adequate measures were in place to address flooding and protect wildlife that would include drainage strategy, landscaping, attenuating tanks and a contribution of £10,000 towards creating a park water meadow. The construction environmental management plan would contain further details on ecological appraisal.
· The applicant had agreed to fund the cost of a feasibility study for step free access and capacity improvements to Northwick Park station.
For clarity, Mr Gerry Ansell (Head of Planning) informed members that the S106 legal obligations were to mitigate impact of the development and that funds secured under CIL would support growth but not to deal with pre-existing issues.
With no further issues raised and having established that all members had followed the discussions, the Chair thanked all speakers for their contributions and asked members to vote on the recommendation. Members voted by a unanimous decision to approve the application.
DECISION:
Granted planning permission subject to Stage 2 referral to Mayor of London, s106 agreement, conditions and informatives as set out in the report and revisions to condition 29 as set out in the supplementary report.
(Voting on the decision was as follows: For 8; Against 0)
Supporting documents: