Agenda item

Granted planning permission subject to referral of the application to the Mayor of London (Stage 2 referral), conditions and informatives as set out in the Committee and Supplementary report.

PROPOSAL

Full planning application for the demolition of the existing Hereford House and Exeter Court buildings and the construction of four new residential buildings ranging from 3-13 storeys, the provision of flexible non-residential floorspace at ground floor of Block C1, a new public urban park and new access road along the western side of the site, cycle and blue badge car parking and associated infrastructure.

RECOMMENDATION

That the Committee resolve to GRANT planning permission subject to:

(1)       referral of the application to the Mayor of London (Stage 2 referral); and

(2)       the conditions and informatives as set out in the Committee and Supplementary report.

Lena Summers (Planning Officer) introduced the report, detailing the proposal for the building of four new residential blocks varying in height and mass set within a significant amount of new public realm comprising hard and soft landscaping and additional parking and new cycling routes.  The proposed site was arranged around a communal courtyard of consisting of blocks A, B and C with a new urban park and access road along the western side of the site.  Following the submission of a supplementary report, the conditions had been reordered to reflect compliance, pre-commencement, post commencement and preoccupation with an update provided in relation to the revised bus contribution being sought by TfL as a result of the latest Transport Assessment, with the recommendation remaining to grant consent.

The Chair thanked Lena Summers for introducing the report and as there were no registered speakers for the application the Chair moved straight on to invite the Committee to raise any questions they had in relation to the information presented, with the following being noted:

·            As the level of social housing properties on the site had reduced, further details were sought on whether the standard of homes had risen in balance and what benefit would be delivered as a result.  The Committee were advised that although there would be 41 less social housing properties, there would be a net gain in the socially rented floor space amounting to 957sqm.  There would also be a significant increase in family sized dwellings with 53 dwellings consisting of either three, four or five bedrooms and net uplift in level of affordable housing.

·            In response to a query on the quality of open space within the proposed development, the Committee was reminded that this would comprise of an urban park site allocation.  The open space had been relocated to the East side due to overlooking and new trees would also be planted for additional privacy.

·            With regard to the proposals for community entrances, the Committee were informed that the Urban Design Officer had identified the proposals to be of a high standard given the design.

·            Further details were sought on the decanting of existing tenants from the site, which the Committee was informed had been completed with tenants having been relocated within the wider South Kilburn area and nomination rights to the new development site being subject to established arrangements.

·            Further details were sought regarding the surplus provision and whether the net loss was due to viability of the scheme.  The Committee was informed that initially properties were part of a Shared Ownership Scheme but this had now been converted to social renting homes and the scheme had been redesigned to meet current building regulations.  A viability assessment showed that this was the maximum provision that could be provided.

·            Reading the query of whether Thames Water had been consulted on the risk of flooding and how the scheme would fit into Thames Water’s future plans, the Committee was informed that Thames Water had been consulted and a Flooding Risk Assessment and Drainage Strategy completed with no specific concerns or objections being raised.  Flood risk had been assessed, and the site represented a betterment reducing surface water run off to greenfield rates. Sustainable Drainage Systems (SuDS) measures had also been proposed to address surface water management, with further details of the drainage strategy to be secured by condition(s).

·            In regards to the loss of light to neighbouring properties, whilst it had been recognised that the development would have some impact on neighbouring properties, largely in terms of loss of daylight and there would be some shortfalls against BRE guidelines, in particular to the properties to the north on Granville Road it was felt that the applicant has demonstrated in their submission that existing building arrangement and features of these affected homes had restricted access to light, including projecting balconies and the properties being low lying which also distorted the reported values.  The level of impact was not therefore considered to be unduly detrimental given the general high level of compliance and urban nature of the scheme with the overall impact of the development considered acceptable, particularly in view of the wider benefits of the scheme in terms of the Council's strategic objectives.

·            Further details were sought regarding the ecological impact of the proposed development with it noted there were currently 39 trees on site and the development resulting in a net increase of over 100 trees, with 45 of these planted within the Granville Urban Park and new street trees on Carlton Vale and Granville Road.  The site was not within any designated ecological assets and achieved an urban greening factor of 0.33 which, whilst falling short of target, would be maximised through the application site with final landscaping details secured via condition.  The Committee were informed that the tallest buildings were in Block C and there would be trees lining this block but none of the trees were mature.

·            Regarding issues of flooding in the site in the past, the Committee were informed that flood risk had been assessed, and thesite represented a betterment reducing surface water run off to greenfield rates with Sustainable DrainageSystems (SuDS) measures proposed to address surface water management and further details of thedrainage strategy to be secured by condition(s).

·            Further details were sought about the shortfall in amenity space.  The Committee were informed that there was a policy target of 50sqm of amenity space for ground floor dwellings and 20sqm for the other floors, as well as communal gardens.  Amenity space was provided as balconies and terraces and a communal courtyard for Blocks A, B and C.  Dwellings in Block D were terraced houses and had both front and rear gardens.  Whilst the amount of external private/communal space met London Plan requirements it had not fully met Brent’s numerical requirements set out within policy BH13, however, the development had been designed to provide good quality amenity space and a new Urban Park adjacent to the new homes and as such this was considered of sufficient quality and to provide a variety of external communal spaces and on-site play for future occupiers.

·            Details were sought on any plans to re-design Carlton Vale linked to the development.  Committee members noted that whilst the scheme would involve some adjustment to the adjacent parking and loading bays there would be no change in the design of the existing highway along Carlton Vale.

·            Regarding the impact on neighbouring properties and data on the shortfall, the Committee noted that the report showed shortfalls in BSE and BRE guidelines due to overhanging balconies, but this was balanced with the provision of outdoor space with the properties most impacted being 21-53 Granville Road.  It was, however, noted that thirty three out of sixty three windows that were tested had met the relevant criteria.

·            In seeking confirmation on the extent of public consultation undertaken the Committee were advised this had included letters being sent to 675 neighbouring properties, the display of site notices and notice within the press with follow up following scheme alterations and submission of revised plans.  A Statement of Community Involvement had also been submitted outlining the level of consultation and engagement undertaken prior to the pre application stage.

·            Clarification was sought around the change in wording on the Conditions (38/36) relating to wind microclimate mitigation measures with confirmation provided that the change would not impact on the delivery of necessary mitigation measures and had been designed to allow maximum flexibility in relation to the impact on amenity and around any further minor amendments to the scheme. The Committee was informed implementation of the relevant conditions would need to be completed prior to occupation of the blocks by residents.

·            Clarification was also sought in relation to the level of off-site contribution in terms of amenity space and whether this was felt to be sufficient with members advised that the new urban park had been secured to provide modern play facilities aimed at a range of ages and would be an improvement in quality in terms of its design and usability form the existing space. The South Kilburn SPD envisaged open space to the west of site BSESA8 to connect to South Kilburn Open space and whilst the space being provided was to the east, it was considered the space would connect well into the surrounding route network and would increase usage.  In terms of any associated financial contribution to reflect the shortfall in amenity space it was noted this had been based around the scale of additional play facilities to be provided with confirmation this would be secured for use locally within the South Kilburn Open Space.

·            In seeking clarification in relation to the air quality assessment the Committee was advised that whilst an air quality positive statement had not been submitted, the range of evidence provided by the applicant demonstrated that holistically the scheme has been designed to address Air Quality Positive and would be air quality neutral.

·            Further details were sought around the district heating system.  Committee members noted that this was being secured by condition, which was now supplementary condition 29.

As no further comments were raised the Chair thanked officers for responding to the Committee’s queries and then moved on to the vote.

DECISION

RESOLVED to grant planning permission subject to referral of the application to the Mayor of London (Stage 2 referral) and the conditions and informatives as set out in the Committee and Supplementary report.

(Voting on the above decision was as follows: Unanimous in favour)