Planning Committee 23/04/2014 Schedule Items 7 & 8

Transcription

1 Planning Committee 23/04/2014 Schedule Items 7 & 8 Ref : Address: Ward: Proposal: APPLICATION A - P/2013/5186 FORMER GSK SITE, GREENFORD ROAD, GREENFORD, UB6 OHE Greenford Green Hybrid (part outline and part detail) planning application accompanied by an Environmental Impact Assessment, comprising: Outline element-, with reserved matter 'Access' being sought and all other matters reserved, for the redevelopment of the site and provision of up to 593 homes comprising 98 houses and 495 flats (including 42 in Glaxo House) including the partial demolition, an extension and conversion of the Glaxo House from office (use class B1 (a)) to residential use (use class C3), provision of 2806sqm of retail (Use class A1), 656sqm of restaurant (Use class A3) 245sqm of community (Use Class D1) and 3100sqm of Cinema (Use class D2); and re-opening of Berkeley Avenue to public use, the provision of public open space, and associated hard and soft landscaping including the removal of trees, provision of surface and basement car parking, cycle parking, servicing, public realm, access and other associated works including the provision of a pedestrian access to Greenford Road and alterations to vehicular accesses onto Oldfield Lane North. Detailed element-: for the partial demolition of Glaxo House, roof and rear extensions and conversion of the Glaxo House from office (use class B1 (a)) to residential use (use class C3) comprising of 42 residential flats Drawings: PL_A0_10_99, PL_A0_10_100, PL_A1_10_99, PL_A1_10_100, PL_A1_10_101, PL_A1_10_103, PL_A1_10_200, PL_A1_10_201, PL_A1_10_202, PL_A1_10_203, PL_A1_10_210, PL_A1_10_211, PL_A1_10_212, PL_A2_10_99, PL_A2_10_100, PL_A2_10_101, PL_A2_10_200, PL_A2_10_301, PL_A3_10_99, PL_A3_10_100, PL_A4_10_99, PL_A4_10_100, PL_A4_10_101, PL_A4_10_104, PL_A4_10_200, PL_A4_10_301, PL_A4_10_302, PL_A4_10_303, PL_A5_10_100, PL_A5_10_101, PL_A5_10_200, PL_A5_10_301, PL_A6_10_99, PL_A6_10_100, PL_A6_10_101, PL_A6_10_200, PL_A6_10_301, PL_A8_10_100, PL_A8_10_101, PL_A8_10_104, PL_A8_10_301, PL_H1_10_100, PL_H1_10_200, PL_H1_10_300, PL_H2_10_100, PL_H2_10_101, PL_H2_10_200, PL_H2_10_201, PL_H2_10_300, PL_H2_10_301, PL_A0_10_101, PL_A0_10_102, PL_A0_10_103, PL_A0_10_104, PL_A0_10_105, PL_A10_10_99, PL_A10_10_100, PL_A10_10_101, PL_A10_10_102, PL_A10_10_201, PL_A10_10_202, PL_A10_10_203, PL_A10_10_204, PL_A10_10_205, PL_A10_10_301, PL_A10_10_302, PL_A10_10_303, PL_A10_10_304, PL_A10_10_305, PL_A10_10_306, PL_A10_20_100, PL_A10_20_101, PL_A10_20_102, PL_A10_20_103, PL_A10_20_104, PL_A10_99_100, PL_A10_99_101, PL_A10_99_200, PL_A10_99_300. Technical Documents: Design and Access Statement prepared by Flanagan Lawrence, Design Code prepared by Flanagan Lawrence, Energy Statement prepared by Iceni Projects (Sustainability), Planning Statement prepared

2 Planning Committee 23/04/2014 Schedule Items: 7 & 8 by Iceni Projects (Planning), Statement of Community Involvement prepared by Iceni Projects (Engagement), Retail Statement prepared by Iceni Projects (Planning), Sustainability Statement prepared by Iceni Projects (Planning), S106 Heads of Terms prepared by Iceni Projects (Planning), Viability Report prepared by Martin Arnold Associates (submitted 13 th January 2014), An Environmental Impact Assessment including the following chapters: Introduction and Policy Context, EIA Structure and Methodology, Summary of Existing Site, Alternatives and Design Evolution, Proposed Development, Transport (all of the above prepared by Iceni (Planning/Transport), Ecology and Biodiversity prepared by Ecology Solutions, Archaeology and Cultural Heritage prepared by Heritage Collective, Landscape and Visual Impact prepared by Planit with Arboricultural Impact Assessment prepared by Simon Jones Associates, Noise and Vibration prepared by Sharps Redmore, Air Quality prepared by Air Quality Consultants, Land Quality and Remediation prepared by BWB, Flooding and Drainage prepared by Mayer Brown, Utilities and Infrastructure prepared by Alchemi, Socio-Economic Effects prepared by Iceni (Planning), Summary of Residual and Cumulative Impacts prepared by Iceni (Planning). Type of Application: Hybrid part full application, part outline application Application Received: 29/11/2013 Revised: 14/03/2014 Ref : Address: Ward: Proposal: APPLICATION B - P/2013/5187 FORMER GSK SITE, GREENFORD ROAD, GREENFORD UB6 0HE Greenford Green Listed Building Consent for the: Internal and external alterations and extensions, including the demolition of extensions to the rear and south of the building, removal of the majority of the rear elevation of the building and the conversion of the building from office (use class B1 (a)) to residential use (use class C3) comprising of 42 residential flats and rear and roof extensions (Listed Building Consent) Drawings: PL_A0_10_99, PL_A0_10_100, PL_A1_10_99, PL_A1_10_100, PL_A1_10_101, PL_A1_10_103, PL_A10_10_99, PL_A10_10_100, PL_A10_10_101, PL_A10_10_102, PL_A10_10_201, PL_A10_10_202, PL_A10_10_203, PL_A10_10_204, PL_A10_10_205, PL_A10_10_301, PL_A10_10_302, PL_A10_10_303, PL_A10_10_304, PL_A10_10_305, PL_A10_10_306, PL_A10_20_100, PL_A10_20_101, PL_A10_20_102, PL_A10_20_103, PL_A10_20_104, PL_A10_99_100, PL_A10_99_101, PL_A10_99_200, PL_A10_99_300. Technical Documents: Heritage Statement prepared Heritage Collective Type of Application: Listed Building Consent Application Received: 29/11/13 Revised: N/A Report by: Chris Maltby 2

3 Planning Committee 23/04/2014 Schedule Items: 7 & 8 Executive Summary: The proposals comprise of a hybrid application (Application A) relating to the 5.6 hectare site, with full details submitted in relation to the Grade II listed Glaxo House building and the parts of the proposed surrounding buildings that are considered to comprise the setting of the listed building (an area of 0.95 hectares). The remainder of the application site is applied for in outline with all matters reserved. Within this report the hybrid application is referred to as Application A. Alongside the hybrid application an application for listed building consent is submitted for the alterations and extension of Glaxo House, this application is referred to as Application B in this report. The applicant is Stolkin Greenford Ltd and the architect is Flanagan Lawrence. The existing site consists of the southern part of the former Glaxo Smith Kline (GSK) site in Greenford and covers an area of 5.6 hectares, with the wider site (the northern part) containing Glaxo Welcome House a headquarter office building and a second former office building that is now in educational use. The site is bounded to the south by the Grand Union Canal, to the east by Greenford Road, to the west by Oldfield Lane North, and to the north by Berkeley Avenue (which was stopped up in 1995). It includes approximately 65,000sqm of existing (vacant) office and research and development buildings (B1a & B1b) including the Grade II listed Glaxo House building, together with ancillary parking. The site has a Public Transport Accessibility Level (PTAL) of 1b-3 across the site, and therefore has low to moderate accessibility. The site abuts a multi-storey car park which is the subject of a separate parallel application ref: PP/2013/5513 for alterations to the external appearance of the building. It should be noted that this parallel application is effectively linked to applications A and B as the multi-storey car park will provide parking for the commercial elements of the scheme and for a number of the residential units. The link between the applications is secured by planning condition and the Section 106 agreement. The indicative outline scheme comprises: Up to 593 new dwellings residential units are proposed across the site (including 42 dwellings within the converted Glaxo House); 98 family houses within the heart of the application site; 495 apartments within a series of new mansion block buildings and Glaxo House; D2 cinema (3,100 sqm GIA; 1,500 seats) with a dedicated entrance from Oldfield Lane North/Grand Union Canal; A1 food retail outlet (2,900 sqm GEA / approximately 2,800 sqm GIA); Ancillary A3 restaurant/café uses (657 sqm GEA); D1 community use (360 sqm GEA / approximately 245 sqm GIA); Landscaped open spaces and a grid formation of access routes east/west and north/south through the site; Public and private amenity space and children s play space The re-opening of Berkeley Avenue as a public thoroughfare; and New/enhanced pedestrian links throughout the site and new access to the canalside 27.5% comprising of 15% as Social Rent tenure and 12.5% in Shared Ownership/Intermediate (DMS/equity share) (no. of units and habitable rooms to be confirmed by briefing note) The indicative scheme submitted in support of the application is centered around a grid structure which would give good levels of permeability and legibility. The leisure use and retail uses are located in the south of the site adjacent to the retained multi storey car park. The mansion blocks are located in the 3

4 Planning Committee 23/04/2014 Schedule Items: 7 & 8 south of the site fronting onto the canal and also along the eastern frontage facing Greenford Road. A wide variety of spaces are proposed include public and private amenity and a variety of play spaces suitable for different ages. The proposed mansion blocks vary in height between 3 storeys and 9 storeys the top floors being subservient to the lower floors. The tallest building is located in the south of the site front the canal. The houses are 3 storeys and all have private gardens and off street parking. The mixed use buildings containing the cinema, retail and restaurant uses are 4 to 5 storeys the upper floor containing residential uses. The mix of dwellings proposed is set out in the table below: No. of bedrooms No. of habitable rooms No. of dwellings 1 bedroom 2 habitable rooms bedroom 3 habitable rooms bedroom 4 habitable rooms 89 3 bedroom 5 habitable rooms 56 4 bedroom 6 habitable rooms 42 Total 593 The proposals provide 598 parking spaces across the site provided as underground parking for the apartments, surface parking for the listed building, and within driveways/garages for the houses. 788 cycle parking spaces are proposed, of which 592 will be provided within communal parking areas for the apartments, and 196 will be accommodated within private cycle storage in the rear gardens of the houses. In addition, 89 parking spaces (and 124 cycle parking spaces) will be provided for blocks Fb and G within the multi-storey car park abutting the site, which is not within the application site boundary. This will also provide 263 parking spaces for non-residential purposes (including disabled, enlarged spaces, parent and child spaces and electric vehicle charging points). The Council will seek to ensure appropriate visitor cycle parking is provided across the site, both for residential and commercial elements of the scheme, and this will be secured through the reserved matters applications and relevant planning conditions. Listed building consent (Application B) is sought for: Change of use of Glaxo House from B1a office to C3 residential; Demolition of extensions to the rear and south of the building and removal of the majority of the rear elevation; Extensions to the building at roof level and to the rear; and The creation of 42 new residential apartments within the building. The extension of Glaxo house involves replacement of the rear elevation with the extension extending up to roof level and wrapping over the top. The extension preserves the importance of the front elevation which is considered to be the most important architecturally. In addition to the proposed extension and earlier 1950 s extension is proposed to be demolished to reveal the buildings original south facing elevation. The applicant has voluntarily undertaken an Environmental Impact Assessment (EIA) of the proposals which includes the following topics: Planning Policy, Transport; Ecology and Biodiversity; Archaeology 4

5 Planning Committee 23/04/2014 Schedule Items: 7 & 8 and Cultural Heritage; Landscape and Visual Impact; Noise and Vibration; Air Quality; Contamination and Land Quality; Flooding and Drainage; Utilities and Infrastructure; and Socio-Economic Assessment. The key determining issues in considering both Application A and Application B are: The acceptability of the development in principle including the loss of employment uses at the site; Affordable housing/viability; Retail and leisure impacts; Layout, scale and design of the development; Density, mix and size of units; Housing Standards and outlook/privacy; Impact on the listed building; Sunlight and daylight; Landscaping, open space, private/public, amenity space and play space provision; Nature conservation and biodiversity; Car parking, access and traffic; Multi-storey car park; Refuse and recycling; Energy efficiency and sustainability; Environmental pollution; and Planning obligations and the Mayor s Community Infrastructure Levy. Conclusions The report contains recommendations to grant Planning Permission and Listed Building Consent subject to any direction from the Mayor of London and subject to planning and listed building consent conditions and the completion of a satisfactory legal agreement. In reaching these interrelated but separate recommendations, specific consideration has been given to the key determining issues identified above. The format of the application as a hybrid application submitted in parallel to a listed building consent application, was agreed with officers prior to submission. Although concerns were raised by officers with regard to the exclusion of the multi storey car park from the main application site it is considered that the use of the multi storey car park in connection with the uses proposed by this application can be satisfactorily controlled through the use of both a legal agreement and appropriate planning conditions within both applications. The proposal to replace the existing office and research and development buildings with a mixed use development is accepted in principle, subject to the retention of employment generating uses on the northern part of the wider GSK site which is supported through its allocation in Ealing s Adopted Sites Development Plan Document (DPD) under OIS7 Greenford Green. The indicative layout, scale and design of the development are considered to be appropriate given the sites relationship with its surroundings including the availability of access to public transport. The proposed development represent an opportunity to regenerate a largely vacant site containing numerous unattractive utilitarian building types. The proposed development will include high quality residential buildings, a viable alternative use for a valuable listed building, leisure and retail uses that 5

6 Planning Committee 23/04/2014 Schedule Items: 7 & 8 will be of benefit to existing and future residents and significantly improved landscaping, amenity space and access through the site and to the canal side. The density of the development, which is at the higher end of the London Plan density matrix, is considered appropriate to the location and in the context of the mix of uses proposed. The proposal provides a good mix of units in terms of size and tenure, including 27.5% affordable provision with a range of apartments and houses. In summary the proposed development is considered acceptable for the following reasons: The proposals are for the redevelopment of a largely vacant brownfield site and would provide 593 new homes within the Borough, include a good mix of apartments and family housing as well as affordable housing; The proposed development complies with the wider site allocation (Ealing s allocated site OIS7) by providing high density mixed use development including residential uses, supported by elements of retail and leisure uses, to complement potential employment uses to the north of Berkeley Avenue and the Strategic Industrial Location to the south of the canal; The proposed retail elements of the scheme are acceptable and would not harm the vitality or viability of other shopping areas; The proposed parameters within the outline planning element and the submitted Design Code, set an appropriate framework within which detailed architecture can be developed; It will result in a viable and secure long term future use for the grade II listed Glaxo House building which will preserve its historic and architectural significance and enhance the existing setting; It complies with policies to locate high-density residential development in appropriate, accessible locations; The proposed living conditions would be of a high standard meeting with standards set out in the development plan; It has the potential to achieve a high quality public realm with strong landscape design features and a significant level of new tree planting; It would provide private and communal amenity space that would meet London Plan standards; The proposals provide new and improved access to the canalside and associated opportunities for outdoor recreation and biodiversity enhancements; The proposals will enhance the accessibility of the area and provide new opportunities for sustainable travel with new pedestrian and cycle links across the site connecting to the wider area, allowing residents and visitors to access a range of facilities and public transport without reliance on the car; An appropriate level of parking is proposed across the site which will be supported by a parking management plan and appropriate parking controls; The proposed external alterations the multi-storey car park (which are subject to a separate application) are considered acceptable; It complies with policies relating to refuse and recycling; The proposals incorporate renewal energy technologies and complies with policies relating to energy efficiency and sustainable design and construction; It has the potential to satisfy relevant policies in relation to noise, air quality, contamination and sustainable drainage; The applicant has agreed to enter into a Section 106 Agreement which includes contributions relating to a range of issues; The development will be subject to the Mayor s Community Infrastructure Levy. 6

7 Planning Committee 23/04/2014 Schedule Items: 7 & 8 Referable Application This planning application is referable to the Mayor of London pursuant to the Town and Country Planning (Mayor of London) Order 2008 under Category 1A of the schedule to the Order, as it would comprise: Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats The application was referred to the GLA and a Stage 1 response was issued on 26 th February 2014 which states that the Mayor considers that while the application is generally acceptable in strategic planning terms, further work or information is required in a number of areas in order to comply with the London Plan. In summary the GLA response: encourages the applicant to consider other potential strategies for rejuvenating existing employment floorspace north of Berkeley Avenue requests that the Retail Impact Assessment is subject to a locally-led independent review to ensure the findings are fully justified; generally supports the mix and design quality; generally accepts the form and massing of the proposals, and requests further information to ensure that the multi-storey car park south of Berkeley Avenue and public realm on Berkeley Avenue provide welcoming and accessible elements of the scheme; supports the proposals for the conversion of Glaxo House but requests further design development to optimise an active frontage between Glaxo House and proposed terrace housing (west of Glaxo House); requests further information on how the scheme meets Lifetime Homes standards and 10% wheelchair accessible units across a range of tenures. It further notes that there are outstanding issues relating to level changes, and advises the applicant to consider appointing an access consultant; Seeks revisions and further evidence to the energy information submitted for the proposals to be acceptable and to verify the carbon dioxide savings; Considers that the application is not currently consistent with transport policies in the London Plan and further work is required on trip generation and mitigation of vehicle trips, as well as further consideration on car and cycle parking, freight and public transport. Further details including both the applicants and officers response to the issues raised by the GLA are given later within this report. If Ealing Council resolves to make a draft decision on the application, it must consult the Mayor again under Article 5 of the Mayor of London Order 2008 and allow him fourteen days to decide whether to allow the draft decision to proceed unchanged, or direct the Council under Article 6 to refuse the application, or issue a direction under Article 7 that he is to act as the local planning authority for the purpose of determining the application and any connected application. Recommendation Application A APPLICATION A Ref: P/2013/5186 Planning Application 1. That the Committee are minded to grant outline planning permission subject to any direction of the Mayor. Following the Council s consideration of the application, the application will be 7

8 Planning Committee 23/04/2014 Schedule Items: 7 & 8 referred to the Mayor of London in accordance with Article 5 of the Town and Country Planning (Mayor of London) Order That planning permission be granted subject to the satisfactory completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the following: i) Provision of affordable housing, comprising a minimum of 27.5% comprising of 15% as Social Rent tenure and 12.5% in Shared Ownership/Intermediate (DMS/equity share) (no. of units and habitable rooms to be confirmed by briefing note) to be provided through a Registered Provider (to be confirmed by briefing note) ii) Compliance with the Deed of Nomination Rights in respect of the affordable housing; iii) Phasing of the affordable and private housing; iv) Confirmation that the development is a Low Car Housing Scheme and the occupiers of the development (residents staff and visitors, other than blue badge holders) will not be entitled to a parking permit and that the developer will take steps to ensure that this is brought to the attention of future occupiers of the proposed development; v) A financial contribution of 493,109 towards the provision of healthcare facilities vi) The developer to agree not to occupy blocks G, Fa, Fb or the leisure and commercial uses until the full parking requirement within the multi storey car park is made available. vii) The developer will not deny access across the site other than for permitted closures for maintenance or other such purposes viii) A financial contribution of 1,810,081 (to be adjusted subject to proposed quantum of affordable housing) for funding school places within the Borough ix) A financial contribution of 86,425 for the reprovision of trees contributing to amenity throughout Greenford. x) A financial contribution of 495,000 towards the provision of good quality amenity and playspace xi) Financial contribution of 722,000 towards transport and highway infrastructure improvements in the vicinity of the site to mitigate the impact of the proposed development; which may include measures relating to and contributions towards: 200,000 contribution towards the junction improvements 90,000 contribution towards the review and optimisation of all traffic signal junctions Contribution of 15,000 towards the review layout of mini roundabout at Whitton Avenue West and Oldfield Circus and implementation of improvements Contribution to fund a congestion-relief study of Greenford Road including the A40 Corridor Contribution of 30,000 towards the measures to mitigate the safety risks highlighted in the TfL Safety Audit Contribution of 100,000 towards improving cycling and pedestrian links. Contribution of 13,500 towards cycle training 8

9 Planning Committee 23/04/2014 Schedule Items: 7 & 8 Contribution of 35,000 towards traffic calming at Currey Road and surrounding streets Contribution of 65,000 towards pedestrian facilities Contribution of 30,000 towards the provision of a CPZ in the surrounding roads Contribution of 57,000 towards Travel Plan monitoring Contribution of 20,000 towards public transport improvements Contribution of 15,000 towards a freight plan Contribution of 36,000 towards a provision of a free car club for 3 years xii) Car club membership for residents - Within the first three years of occupation of each new dwelling within the development, payment of membership of the car club operating within the local area for each initial household of the development who wishes to take up the offer of membership; xiii) A financial contribution and/or commitment towards local employment training initiatives and commitment to a Local Labour Scheme (to be confirmed by committee briefing note); xiv) Provision for the re-allocation of contributions within the overall amount agreed to allow flexibility with regard to final costs, to ensure that impacts of the development are properly met; xv) The developer to enter into s38/278/94 Agreements with the Local Highways Authority in respect of the relevant highways related matters; xvi) All contributions to be index linked; AND xvii) Payment of the Council s reasonable Legal and other professional fees incurred drafting the S106 agreement. That the grant of planning permission by subject to the following conditions: Conditions/Reasons: 1. Time Limit Outline Permission a. Applications for approval of Reserved Matters must be made no later than the expiration of five (5) years beginning with the date of this outline planning permission, and; b. The development to which the permission relates must be begun no later than the expiration of five (5) years from the final approval of the Reserved Matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: To comply with Section 92(2) of the Town and Country Planning Act 1990 as amended by Section 51(2) of the Planning Compulsory Purchase Act Time Limit Full Permission The detailed element of the development hereby permitted shall be begun before the expiration of five years from the date of this permission. 9

10 Planning Committee 23/04/2014 Schedule Items: 7 & 8 Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended). 3. Reserved Matters Approval No phase of the outline development hereby approved shall commence until the reserved matters as listed below relating to that phase, have been approved by the Local Planning Authority: Access Appearance Landscaping Layout Scale The development shall thereafter be carried out in accordance with the approved plans and other supporting documents. Reason: In order that the Local Planning Authority may be satisfied with the details of the proposal as provided for in Articles 4 and 5 of the Town and Country Planning (General Development Procedure) Order 2010, as the application is in outline form only. 4. Phasing No development shall take place until a programme of phasing for implementation of the whole development has been agreed in writing by the Local Planning Authority. The phasing plan should be in general accordance with plan SK_ _1 and should also include details of the multi storey car park (Ref: PP/2013/5513). The phase including the multi storey car parking must come ahead of the phase/s containing residential and commercial uses adjacent to the multi storey car park. Any amendment to the approved phasing programme must be first agreed in writing by the Local Planning Authority. Reason: To ensure appropriate sequencing of development in order to preserve the setting of the listed buildings and to ensure adequate parking provision is available on site in accordance with policies 7.4, 7.6, 7.8 and 7.9 of the London Plan 2011; 1.2(g), 2.1(c) of Ealing s adopted Development (or Core) Strategy 2012; and policies 7.4 and 7B Development Management DPD Phasing Design Codes All applications for Reserved Matters approval shall be accompanied by a Design Statement which shall explain how the proposal conforms to the requirements of the approved Design Code (November 2013) prepared by Flanagan Lawrence referred to at Condition (6) below. Reason: For the avoidance of doubt, to accord with the terms of the application and to provide an appropriate design, appearance, scale and form of development in the interests of the visual amenity and character of the area in accordance with policies 7.1, 7.4, 7.5, 7.6, 7.7, 7.8 and 7.9 of the adopted London Plan and policies 1.1(g), (h), and (k) and 1.2 (g), (h) of the adopted Ealing Development (or Core) Strategy (2012); and policies 7.4 and 7B of the Development Management DPD Approved Plans and Documents 10

11 Planning Committee 23/04/2014 Schedule Items: 7 & 8 The development hereby approved shall be carried out in accordance with the following approved plans and documents unless otherwise agreed in writing by the Local Planning Authority: PL_A0_10_99, PL_A0_10_100, PL_A1_10_99, PL_A1_10_100, PL_A1_10_101, PL_A1_10_103, PL_A1_10_200, PL_A1_10_201, PL_A1_10_202, PL_A1_10_203, PL_A1_10_210, PL_A1_10_211, PL_A1_10_212, PL_A2_10_99, PL_A2_10_100, PL_A2_10_101, PL_A2_10_200, PL_A2_10_301, PL_A3_10_99, PL_A3_10_100, PL_A4_10_99, PL_A4_10_100, PL_A4_10_101, PL_A4_10_104, PL_A4_10_200, PL_A4_10_301, PL_A4_10_302, PL_A4_10_303, PL_A5_10_100, PL_A5_10_101, PL_A5_10_200, PL_A5_10_301, PL_A6_10_99, PL_A6_10_100, PL_A6_10_101, PL_A6_10_200, PL_A6_10_301, PL_A8_10_100, PL_A8_10_101, PL_A8_10_104, PL_A8_10_301, PL_H1_10_100, PL_H1_10_200, PL_H1_10_300, PL_H2_10_100, PL_H2_10_101, PL_H2_10_200, PL_H2_10_201, PL_H2_10_300, PL_H2_10_301, PL_A0_10_101, PL_A0_10_102 Rev 01, PL_A0_10_103 Rev 01, PL_A0_10_104, PL_A0_10_105, PL_A10_10_99, PL_A10_10_100, PL_A10_10_101, PL_A10_10_102, PL_A10_10_201, PL_A10_10_202, PL_A10_10_203, PL_A10_10_204, PL_A10_10_205, PL_A10_10_301, PL_A10_10_302, PL_A10_10_303, PL_A10_10_304, PL_A10_10_305, PL_A10_10_306, PL_A10_20_100, PL_A10_20_101, PL_A10_20_102, PL_A10_20_103, PL_A10_20_104, PL_A10_99_100, PL_A10_99_101, PL_A10_99_200, PL_A10_99_300. Design Code (November 2013) prepared by Flanagan Lawrence and Design and Access Statement (November 2013) prepared by Flanagan Lawrence. Reason: For the avoidance of doubt and in the interest of proper planning. 7. Development Thresholds/Parameters The reserved matters application/s shall be strictly in accordance with the following parameter plans: Drawing nos: PL_A0_10_101, PL_A0_10_102 Rev 01, PL_A0_10_103 Rev 01, PL_A0_10_104, PL_A0_10_105. Specifically the upper limits of development should not exceed the storey heights indicated on plan ref: PL_A0_10_102 rev 01. Notwithstanding the information on the submitted parameter plans, this permission does not grant planning permission for all building blocks to reach the maximum heights and building envelopes illustrated on the approved plans. Reason: To accord with the terms of the application and enable the local planning authority to maintain control over the extent and scale of development and uses proposed in the interests of the nature and character of the proposed development and its relationship with the retained listed buildings and the visual amenity of the area in accordance with policies 7.1, 7.4, 7.5, 7.6, 7.7, 7.8 and 7.9 of the adopted London Plan, policies 1.1(g), (h), and (i) and 1.2 (g) and (h) and 2.10 of the adopted Ealing Development Strategy (2012) and policies 3.5, 7A, 7.4, 7B, 7C and 7.7 of the adopted Ealing Development Management DPD (2013). 8. Details of materials/ detailed drawings Details (including samples where appropriate) of the materials to be used for the external surfaces of the development shall be submitted to and approved in writing by the Local Planning Authority, before each phase of the development is commenced, and this condition shall apply notwithstanding any indications to these matters which have been given in this application. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. The samples and details shall include: 11

12 Planning Committee 23/04/2014 Schedule Items: 7 & 8 a) brickwork (including brick panels and mortar courses); b) render panels and colours; c) all window treatments (including sections and reveals); d) balcony structures and balustrading treatment (including sections); e) privacy screens; f) metal and timber brise soleil (including folding shutters); g) metal, cement and render facing and banding detail; h) security gates for basement car parking areas and service yard; i) ventilation and extractions louvres j) any other materials to be used. The development shall be carried out strictly in accordance with the details so approved, maintained as such thereafter and no change therefrom shall take place without the prior written consent of the Local Planning Authority. Reason: In the interest of securing sustainable development and to ensure that the resulting appearance and construction of the development is of a high standard in accordance with policies 3.5, 3.7, 7.1, 7.4, 7.5, 7.6, 7.7, 7.8 and 7.9, of the adopted London Plan (2011), policies 1.1(g), (h), and (k) & 1.2 (f), (g), and (h) of the adopted Ealing Development Strategy (2012) and policies 3.5, 7A, 7B and 7C of the adopted Ealing Development Management DPD (2013). 9. Public Realm details (Listed Building) Notwithstanding the information contained within the submission, details of the laying out, landscaping and finishes to the areas of public realm adjacent to the listed buildings shall be submitted to and approved by the local planning authority prior to the commencement of the development on that building and these works shall be carried out in accordance with the approved details. Reason: To provide a suitable setting in order to preserve the special architectural and historic interest of the listed buildings in accordance with policies 7.4, 7.6, 7.8 and 7.9 of the adopted London Plan (2011), policies 1.1(h), 1.2g) and 2.1(c) of the adopted Ealing Development Strategy (2012) and policies 7c of the adopted Development Management DPD Berkeley Avenue - landscaping Notwithstanding the information contained within the submission details of the layout, traffic calming measures, hard and soft landscaping of the road and pavements comprising Berkeley Avenue shall be submitted to and approved by the local planning authority prior to the commencement of the development and these works shall be carried out in accordance with the approved details. Reason: To protect the appearance of the area and ensure highway and pedestrian safety in accordance with policy 7.3 of the adopted London Plan, policy 1.1(h) of the adopted Ealing Development Strategy (2012) and policies 7.3, 7.4 and 7B of the adopted Ealing Development Management DPD (2013). 11. Boundary/Perimeter Treatment Details of the positions, design, materials and type of boundary treatment, security fences, gates or enclosures to be installed within each phase of the development shall be submitted to and approved by the Local Planning Authority. The boundary treatment for each phase shall be completed in accordance with a timetable agreed in writing by the Local Planning Authority. Development shall be 12

13 Planning Committee 23/04/2014 Schedule Items: 7 & 8 carried out in accordance with the approved details and shall be retained thereafter, unless otherwise agreed in writing by the Local Planning Authority. Reason: To protect the appearance and security of the area in accordance with policy 7.3 of the adopted London Plan, policy 1.1(h) of the adopted Ealing Development Strategy (2012) and policies 7.3, 7.4 and 7B of the adopted Ealing Development Management DPD (2013). 12. Children's Play Space Prior to the occupation of each phase of the development, details of the children s play areas (including play equipment, landscaping, boundary treatment, disabled access and security measures) shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented and completed as approved prior to first occupation of the relevant part of the residential development that the facilities serve and retained for the life of the development unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that adequate on-site space for young children to play is provided on site in connection with the proposed residential accommodation, in accordance with policies 3.5, 3.6, 5.3 and 7.2 of the adopted London Plan 2011, the Mayor s Supplementary Planning Guidance on Play and Informal Recreation, policies 1.1(e) and (i), 1.2 (d), 5.5, 6.2 & 6.3 of the adopted Ealing Development Strategy (2012) and policies 3.5, 7B and 7D of the adopted Ealing Development Management DPD (2013). 13. Management Strategy - Residential Prior to the first occupation of any residential (C3 use class) development an overall management strategy for the site shall be submitted to and approved in writing by the Local Planning Authority. The strategy should include details of the following: Security to include design, location and details of CCTV and associated equipment, security lighting, design, entry systems and post boxes Disabled access Deliveries and Servicing Refuse and Recycling Storage and Collection Parking - To include measures to prevent parking in undesignated areas and details of the parking available for each proposed and existing building. - Measures for preventing parking in undesignated places throughout the site - The provision of active Electric Vehicle Charging Points (EVCP) for a minimum of 20% of all car parking spaces within the development (20% active provision and 20% passive provision) as set out in the London Plan 2011; - The provision of disabled parking spaces for 10% of the residential units on the site as well as disabled parking for the commercial uses in line with standards. - The safety and security measures to be incorporated within the development to ensure the safety of car/cycle parking areas - Details including location, and where appropriate the design and appearance of the cycle parking for the internal and external storage for 803 cycles. Cycle parking facilities should be lockable, sheltered and within a secured compound. The type of cycle stands used should allow both wheels of the bicycle and frame to be locked. The site shall be managed in accordance with the approved strategy for the life of the development, or as otherwise agreed in writing by the Local Planning Authority. 13

14 Planning Committee 23/04/2014 Schedule Items: 7 & 8 Reason: In the interests of the proper maintenance, safety and security of the site and to ensure that the quality of the public realm and the setting of the listed buildings is appropriately safeguarded and that that access is maintained for disabled people and people with pushchairs, in accordance with policies 3.1, 3.8, 3.16, 7.2, 7.3, 7.5 and 7.8 of the adopted London Plan, policies 1.1(e), (g) and (h),1.2 (d) and (f), and 2.10 of the adopted Ealing Development (and Core) Strategy (2012), policies 6.13 and 7.3 of the adopted Ealing Development Management DPD (2013). 14. Management Strategy commercial Prior to the first occupation of any commercial development (A1, A3, D1, D2 use classes) an overall management strategy for the site shall be submitted to and approved in writing by the Local Planning Authority. The strategy should include details of the following: Security to include design, location and details of CCTV and associated equipment, security lighting, design, well lit safe routes Disabled access Details for the installation, operation, and maintenance of the best practicable cooking extract system, including the provision of a suitable extract fan, odour control equipment, and a satisfactory discharge height, including a vertical discharge without any cap or cover Refuse and Recycling Storage and Collection Deliveries and Servicing including: - Confirmation that deliveries and waste collections at the proposed development shall only take place during the period on Mondays to Saturdays and on Sundays; - a central booking system for deliveries; - size, frequency, number of deliveries; - anticipated number of HGV movements per day; - access and security arrangements; - measures to consolidate freight movements including waste collections in order to reduce the number of HGV movements; - arrangements for occasions when more delivery vehicles arrive at once than the facility can cope with; - measures to ensure that delivery vehicles do not wait on the public highway; Parking - Measures for preventing parking in undesignated places throughout the site - The provision of active Electric Vehicle Charging Points (EVCP) for a minimum of 20% of all car parking spaces within the development (20% active provision and 20% passive provision) as set out in the London Plan 2011; - The provision of disabled parking spaces for 10% of the residential units on the site as well as disabled parking for the commercial uses in line with standards. - The safety and security measures to be incorporated within the development to ensure the safety of car/cycle parking areas - Details including location, and where appropriate the design and appearance of the cycle parking for the internal and external storage for 803 cycles. Cycle parking facilities should be lockable, sheltered and within a secured compound. The type of cycle stands used should allow both wheels of the bicycle and frame to be locked. The site shall be managed in accordance with the approved strategy for the life of the development, or as otherwise agreed in writing by the Local Planning Authority. 14

15 Planning Committee 23/04/2014 Schedule Items: 7 & 8 Reason: In the interests of the proper maintenance, safety and security of the site and to ensure that the quality of the public realm and the setting of the listed buildings is appropriately safeguarded and that that access is maintained for disabled people and people with pushchairs, in accordance with policies 3.1, 3.16, 7.2, 7.3, 7.5 and 7.8 of the adopted London Plan, policies 1.1(e), (g) and (h),1.2 (d) and (f), and 2.10 of the adopted Ealing Development Strategy (2012), policies 6.13 and 7.3 of the adopted Ealing Development Management DPD (2013) and the interim guidance within Ealing s SPG Accessible Ealing dated October 2012 and guidance in Ealing s SPG4 Storing waste for recycling and disposal. 15. Sustainable Drainage Strategy No development on each subsequent phase shall take place until a surface water drainage scheme for that phase, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development(in consultation with Thames Water and the Environment Agency)., has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year plus climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include: Reason: To prevent the increased risk of flooding and to ensure that surface water is drained from the site in the most sustainable way practicably possible in accordance with policy 5 of the adopted London Plan and policies 1.1() and 1.2(m) of the adopted Ealing Development Strategy (2012) and policy 5.12 of the adopted Ealing Development Management DPD (2013). 16. Construction Method Statement Prior to the commencement of the development, details of a site construction method statement shall be submitted to and approved in writing by the Local Planning Authority. The submission shall include the following: a) The number of on-site construction workers and details of the transport options and parking facilities for them; b) anticipated route, anticipated number, frequency and size of construction vehicles entering/exiting the site per day; c) delivery times and booking system (which is to be staggered to avoid morning and afternoon peak periods); d) route and location of site access for construction traffic and associated signage; e) management of consolidated or re-timed trips; f) details of the noise / vibration and dust mitigation measures to accord with the 'Best Practice Guidance: The control of dust and emissions from construction and demolition ' (2006) and BS :2009 Code of practice for noise & vibration control on construction & open sites Part 1:Noise; g) wheel washing provision; h) details of site security and the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate. i) secure, off-street loading and drop-off facilities; j) vehicle manoeuvring and turning, including swept path diagrams to demonstrate how construction vehicles will access the site and be able to turn into and emerge from the site in forward gear and including details of any temporary vehicle access points; k) details of the location(s) for storage of building materials and construction debris and contractors offices; 15

16 Planning Committee 23/04/2014 Schedule Items: 7 & 8 l) procedures for on-site contractors to deal with complaints from members of the public; m) measures to consult cyclists, disabled people and the local schools with regard to delivery times and necessary diversions; n) details of all pedestrian and cyclist diversions; o) a commitment to be part of Considerate Constructors Scheme; p) confirmation of use of TfL's Freight Operator Recognition Scheme (FORS) or similar; q) confirmation that best practicable means provisions shall be implemented in line with the advice at BS5228 Parts 1 & 2, to control the emissions of noise and vibration; r) confirmation that best practicable means provisions shall be implemented in line with the advice at the London Councils/GLA Best Practice Guide Control of dust and emissions from construction and demolition; s) confirmation that vibration from demolition, breaking of concrete and piling etc., as measured in the vertical direction on any floor in surrounding noise sensitive buildings, shall not exceed an overall peak particle velocity level of 1mm/s; and t) Details of the public relations procedure to be implemented, including a procedure for dealing with complaints. Prior to the commencement of any site work, all sensitive properties surrounding the site shall be notified in writing of the nature and duration of the works to be undertaken, and the name and address of a responsible person to whom enquiries / complaints should be directed. The development shall be carried out strictly in accordance with the details so approved. Reason: To ensure appropriate mitigation measures to protect the amenity of local residents and ensure adequate highway and site safety, in accordance with policies, 6.3, 7.14 and 7.15 of the adopted London Plan 2011 and policies 1.1(f) and 1.1(j) of the adopted Ealing Development Strategy (2012) and policies 6.13 of the adopted Ealing Development Management DPD (2013). 17. Site Waste Management Plan and Green Procurement Plan Prior to the commencement of the development a Site Waste Management Plan including a Green Procurement Plan shall be submitted to and approved in writing by the Local Planning Authority. The Site Waste Management Plan and Green Procurement Plan shall demonstrate how the procurement of materials for the development will promote sustainability, including by use of low impact, sustainably sourced, reused and recycled materials, including reuse of demolition waste (where available), use of local suppliers and by reference to the BRE s Green Guide Specification. The development shall not be carried out otherwise than in accordance with the particulars so approved. Reason: To ensure sustainable procurement of materials which minimises the negative environmental impacts of construction in accordance with policies 5.3 and 5.18 of the adopted London Plan 2011, policies 1.1 (k) and 1.2 (f) of the adopted Ealing Development Strategy (2012) and interim guidance in Ealing s SPG4 Storing waste for recycling and disposal. 18. Landscape Management A landscape management plan for each phase of the development, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas including all existing and proposed trees, shrubs and hedgerows over a minimum period of 5 years from the implementation of the final planting scheme other than small privately owned domestic garden shall be 16

17 Planning Committee 23/04/2014 Schedule Items: 7 & 8 submitted to and approved in writing by the local planning authority prior to the occupation of that phase of the development for its permitted use. The landscape management plan shall be implemented as approved from the date of completion of the landscaping scheme. Reason: In the interests of the proper maintenance of the site and to ensure that the quality of the public realm and the setting of the listed building is appropriately safeguarded and that that access is maintained for disabled people and people with pushchairs, in accordance with policies 3.1, 3.16, 7.2, 7.3, 7.5 and 7.8 of the London Plan 2011, Policies 1.1(e), (g) and (h),1.2 (d)and (f), and 2.10 of the Development (Core) Strategy (2012), Table 7D.2 of Ealing s Development Management DPD. 19. Arboricultural Method Statement No operations (including initial site clearance) shall commence on site in connection with development hereby approved until a suitable scheme (Arboricultural Method Statement) for the protection of existing trees, shrubs and hedgerows for each phase has been submitted to and approved in writing by the Local Planning Authority. No development or other operations for that phase shall take place except in complete accordance with the approved protection scheme. All tree protection methods detailed in the approved Arboricultural Method Statement shall be in place prior to the commencement of development and not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials have been removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained. The land within the tree protection areas shall not be altered or used for any purpose in conjunction with the approved development Reason: To secure the protection, throughout the time that the development is being carried out, of trees, shrubs and hedges growing within or adjacent to the site which are of amenity value to the area in accordance with policy 7.21 of the adopted London Plan (2011) policy 1.1(i) of the adopted Ealing Development Strategy (2102), policy 5.10 of the adopted Ealing Development Management DPD (2013) and the interim guidance within Ealing s SPG9 Trees and Development Guidelines. 20. Passenger Lifts The passenger lifts located within the communal cores serving the approved development shall be installed and operational prior to the first occupation of the relevant part of the development to which the lift serves. Reason: To ensure that adequate access is provided to all floors of the development for all occupiers and visitors including those with disabilities, in accordance with policies 3.5, 3.8, and 7.2 of the adopted London Plan 2011; policy 1.1(h) of the adopted Ealing Development Strategy (2012), policy 7B of the adopted Ealing Development Management DPD (2013) and the interim guidance within Ealing s SPG Accessible Ealing dated October Basement Car Park Extract/Ventilation Prior to the commencement of the relevant phase of the development full details of proposed extract ventilation systems for the proposed underground car parking areas, shall be submitted to, and approved by the Local Planning Authority. The details shall include measures to mitigate noise, vibration and poor air quality. Such scheme shall be approved and installed to the Local Planning authority s satisfaction prior to the commencement of each phase of development. 17