Planning Committee 20/07/2016 Schedule Item No. 02

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1 Ref: Address: Ward: Proposal: FUL 6 Portal Way, North Acton, W3 6RY East Acton Demolition of all of the existing buildings, and comprehensive redevelopment to provide a double storey basement with four buildings of 9, 11, 32 and 42 storeys above (including a two storey pavilion adjoining the 42 storey building). The proposals will deliver 578 new residential homes (use class C3) (mix of 1 bed, 2 bed and 3 bed flats) and sqm (GIA) of flexible use class A1 and/or A2 and/or A3 and/or A4 and/or B1 and/or D1 and/or D2 floorspace, a new landscaped east-to-west public route between Victoria Road and Portal Way, together with associated amenity and play space, roof gardens, cycle parking, car parking, servicing, public realm improvements, landscaping and infrastructure works Drawing numbers/plans: 1254 PL 001 SITE LOCATION PLAN, 1254 PL 002 EXISTING SITE LAYOUT PLAN, 1254 PL 003 EXISTING ELEVATION BUILDING 1, 1254 PL 004 EXISTING ELEVATION BUILDING 2, 1254 PL 005 EXISTING ELEVATION BUILDING 3, 1254 PL 006 EXISTING COMPOSITE ELEVATION, 1254 PL 097 GA BASEMENT 2 PLAN, 1254 PL 098 GA BASEMENT 1 PLAN, 1254 PL 099 GA LOWER GROUND PLAN, 1254 PL 100 GA UPPER GROUND PLAN, 1254 PL 105 GA LOWER TYPICAL PLAN, 1254 PL 120 GA UPPER TYPICAL PLAN, 1254 PL 143 GA ROOF PLAN, 1254 PL A 100 BLOCK A PLANS 1/2, 1254 PL A 101 BLOCK A PLANS 2/2, 1254 PL B 100 BLOCK B PLANS, 1254 PL C 100 BLOCK C PLANS ¼, 1254 PL C 101 BLOCK C PLANS 2/4, 1254 PL C 102 BLOCK C PLANS ¾, 1254 PL C 103 BLOCK C PLANS 4/4, 1254 PL D 100 BLOCK D PLANS ½, 1254 PL D 101 BLOCK D PLANS 2/2, 1254 PL A 200 BLOCK A ELEVATIONS, 1254 PL B 200 BLOCK B ELEVATIONS, 1254 PL C 200 BLOCK C ELEVATIONS, 1254 PL D 200 BLOCK D ELEVATIONS, 1254 PL 200 COMPOSITE EAST ELEV, 1254 PL 201 COMPOSITE NORTH ELEV, 1254 PL 202 COMPOSITE SOUTH ELEV, 1254 PL 203 COMPOSITE WEST ELEV, 1254 PL 204 COURTYARD EASTERN ELEV, 1254 PL 205 COURTYARD WESTERN ELEV, 1254 PL300 SECTIONS A & B, 1254 PL301 SECTIONS C & D, 1254 PL302 SECTIONS E & F, 1254 PL303 SECTIONS G & H, 1254 PL304 SECTIONS J & K, 1254 PL A 310 DETAIL 1.50 BLOCK A, 1254 PL A 311 DETAIL 1.50 BLOCK A, 1254 PL B 312 DETAIL 1.50 BLOCK B, 1254 PL C 313 DETAIL 1.50 BLOCK C, 1254 PL D 314 DETAIL 1.50 BLOCK D, 1254 PL400 WHEELCHAIR FLAT TYPE 1, 1254 PL401 WHEELCHAIR FLAT TYPE 2, 1254 PL402 WHEELCHAIR FLAT TYPE 3, 1254 PL403 WHEELCHAIR FLAT TYPE 4, 1254 PL404 WHEELCHAIR FLAT TYPE 5, 1254 PL405 WHEELCHAIR FLAT TYPE 6, 1254 PL406 WHEELCHAIR FLAT TYPE 7, 1254 PL407 WHEELCHAIR FLAT TYPE 8, 1254 PL408 Page 1 of 49

2 WHEELCHAIR FLAT TYPE 9, 1254 PL409 WHEELCHAIR FLAT TYPE 10, 1254 PL410 WHEELCHAIR FLAT TYPE 11, 1254 PL411 WHEELCHAIR FLAT TYPE 12, 1254 PL412 WHEELCHAIR FLAT TYPE 13, 1254 PL413 WHEELCHAIR FLAT TYPE 14, 1254 PL414 WHEELCHAIR FLAT TYPE 15, 1254 PL415 WHEELCHAIR FLAT TYPE 16, 1255 PL416 WHEELCHAIR FLAT TYPE 17, LN00_405_L-00 ILLUSTRATIVE PLAN GROUND FLOOR, LN00_405_L-01 ILLUSTRATIVE PLAN ROOF PLAN, TCP_PORTALWAY_1 TREE CONSTRAINTS PLAN EXISTING SITE, TCP_PORTALWAY_2 TREE REMOVAL PLAN EXISTING SITE, Arboricultural Impact Assessment (Arboricultural Solutions), Design and Access Statement (BUJ), Dayligh and Sunlight Report (GVA/SB), Energy Strategy (Metropolis Green), Evironmental Statement Volumes 1-4 (Metropolis Green), Health Impact Assessment (Savills), Heritage DBA (Cotswold Archaeology), Landscape Report (Outerspace), Ecological Appraisal (Aspect Ecology), Statement of Community Involvement (Four Communications), Sustainability Statement (Metropolis Green), Town Planning Regeneration Statement (Savills), Transport Assessment (Steer Davies Gleave) Type of Application: Full application Application Received: 16/03/2016 Revised: 22/06/2016 Report by: Chris Maltby Recommendation: Grant planning permission subject to - 1. Stage II referral to the Mayor of London; 2. Signing of a Section 106 agreement; and 3. Planning Conditions of Consent Executive Summary: The proposals comprise a detailed planning application for this hectare site located in North Acton. The site is bounded by Portal Way and Victoria Road and is located approximately 200m south of North Acton Station. The site has a PTAL rating of 5. The site is located within the Old Oak Common Opportunity Area which has been identified as having a capacity to deliver 24,000 new homes and 55,000 new jobs. The site also falls within site allocation OIS1 Park Royal Southern Gateway as identified in the London Borough of Ealing s Development sites DPD which identifies the site as being suitable for mixed uses including residential and employment. The application site is currently occupied by 4,697sq.m of warehouse and manufacturing space with ancillary office accommodation. The existing buildings are two storeys in height and arranged around a central courtyard accessed from Portal Way and providing 43 car parking spaces. The surrounding area contains a wide mix of land uses including residential, commercial and retail and buildings of various heights up to 18 storeys. Immediately to the east of the application site is the Dixons Carphone site which is the subject of a resolution to grant planning permission for a residential led mixed use development with a number of significant public open spaces and buildings of up to 33 storeys in height. Page 2 of 49

3 Immediately north and north west of the application site there have been a number of recent developments comprising predominantly residential uses in the form of apartments and student accommodation. North west of the application site beyond the recently built student accommodation is North Acton Cemetery, a site of Local Importance for Nature Conservation. The application site is entirely located within Flood Zone 1 at the lowest risk of flooding. There are no listed buildings or tree preservation orders either within or adjacent to the site and the site does not fall within a conservation area. The detailed scheme comprises: 578 residential units (including bed units, bed units and 34 3 bed units) at a density of 1005 units per hectare (2483 habitable rooms per hectare) sq.m of flexible commercial and community uses which can included A1, A2, A3, A4, B1, D1 and D sq.m of basement space A series of amenity spaces including a centrally located courtyard (1,380sq.m) and roof top terraces (1,362sq.m) Private amenity space in the form of balconies and terraces to all units 1400sq.m of children s play spaces for ages 0 up to 11 Public realm improvements to the perimeter of the site to include widening of footways, hard landscaping and tree planting Car parking within a double basement for up to 76 car parking spaces (including 68 for residential use and 8 for commercial staff and visitors) 66 of the bays are sized as disabled parking bays. 20% of all spaces will have electric vehicle charging points Plant, refuse storage and servicing will all be accommodated within the basement. Servicing will also be accommodated by a proposed loading bay on Portal Way 816 cycle parking spaces for residents in secure stores within the basement and 20 cycle space for commercial staff. A further 38 visitor spaces are provided within the public realm A new pedestrian link through the site between Victoria Road and Portal Way The detailed scheme seeks to demolish all of the existing buildings and the construction of a double basement extending across the majority of the site above which a series four blocks arranged around a central communal courtyard are proposed. The four blocks comprise Block A, 42 storey, Block B, 9 storey, Block C, part 11 and part 32 storey and Block D, part 9 and part 11 storey. With the exception of Block B which is residential only all blocks comprise two storeys of commercial use at ground and first floor with residential above. A mixed palette of materials is proposed including red brick setts, grey buff brick, Portland stone, glazing and nickel and bronze coloured metal panels and glazing. The location of the tall buildings responds to the emerging and surrounding form of development and have been designed and sited to protect residential and visual amenity and positively contribute to the emerging cluster of tall buildings in the Southern Gateway. The applicant has undertaken an Environmental Impact Assessment (EIA) of the proposals which includes the following topic areas: air quality, daylight and sunlight, ground conditions and contamination, noise and vibration, socio-economics, transport, waste, wind micro climate and cumulative effects. Page 3 of 49

4 The key determining issues in considering this detailed application are: Environmental Statement Principle of development and the appropriateness of the proposed uses Design including scale, form, siting, appearance and amenity Design including energy efficiency, sustainability and environmental protection Affordable housing/viability; Transport; and Planning obligations and the Mayor s Community Infrastructure Levy. Conclusions The report includes recommendations to grant detailed planning permission subject to any direction from the Mayor of London and subject to compliance with the relevant planning conditions and the completion of a satisfactory legal agreement. In reaching this recommendation specific consideration has been given to the key determining issues identified above. The site occupies an important position in the Southern Gateway and the site has been identified as being suitable for an intensification of use and for a mix of uses. A residential led mixed use development is proposed that will deliver 578 new residential units in a mix of units sizes, types and tenures including affordable units. The proposed commercial uses would replace and increase employment opportunities on the site and would promote activity and animate street frontages. The form, scale and density of the proposed development is considered acceptable in this well connected and highly sustainable location. The proposed development would make the best and most efficient use of this brownfield site optimising housing delivery. The proposed redevelopment represents an opportunity to significantly enhance this low density site within a highly accessible location with a high quality, high density scheme. The scheme proposes high quality architecture that would contribute positively to the character of the area and other emerging and committed development on this strategically important site. The development is proposed to be highly sustainable incorporating measures such a passive design and energy efficiency measures, a CHP plant and Air Source Heat Pumps which are anticipated to deliver a reduction in carbon dioxide emissions of 44.5%. The proposal includes a variety of welcoming and attractive public spaces and a mix of commercial, retail and community uses that will ensure a new vibrant place which will benefit both future and existing residents. The proposed height of the taller buildings is considered to be acceptable and will contribute to a cluster of taller buildings at this important gateway site. The height has been assessed in terms of short, medium and longer distance views and is considered to be acceptable with impacts that are considered to be acceptable. The buildings would be well designed and their location within the site has been chosen to ensure they respond positively to the residential amenity currently enjoyed by surrounding residential occupiers. The environmental impact of the scheme has been comprehensively assessed and it has been demonstrated that the massing of the buildings would not lead to any environmental harm that is not normal in an urban environment and cannot be appropriately mitigated. Page 4 of 49

5 The proposals include flexible commercial spaces that can come forward for a variety of uses including retail, restaurants/cafes, office space and public uses such as health clinic/surgery, children s crèche and community spaces. It is envisaged that the commercial spaces will yield up to a maximum of 270 jobs. The proposed residential mix includes 2483 habitable rooms per hectare which equates to a density of 1005 dwellings per hectare. This would be significantly above the upper guideline in the Mayors density matrix of 1100hrh, however the Mayor also advises that this guideline should not be applied mechanistically and outlines circumstances where exceeding this range can be acceptable. In this case a number of attributes of the proposed development including exemplary design in terms of both the buildings, private amenity spaces and public realm, excellent transport connections with a PTAL rating of 5, delivery of a significant number of new homes (including affordable) and new jobs and the contributions to the making of place all support a higher density scheme on this site within this strategically important location. In summary the proposed development is considered acceptable for the following reasons: The proposals are for the redevelopment of an underutilised brownfield site in a strategically important location within an identified Opportunity Area; The proposed residential led mixed use development complies with the site s allocation in the Ealing Development Sites DPD 2013; The proposed development is of a very high architectural standard and includes new public and private spaces as well as significant improvements to the public realm; The proposed development will create a significant number (578) of new dwellings to help address the existing shortfall of new housing within London; The proposals include 30% affordable housing (164 dwellings) in the form of discounted market rent for a period of 20 years at various discounts ranging from 20% to 30% below market rents; The proposed commercial floor space comprising retail, restaurants, office and community spaces are supported and will ensure vitality within the development and the surrounding area and will provide up to 270 jobs; The location and form of development is considered to have an acceptable relationship with neighbouring uses and ensures that visual and residential amenity is protected; It complies with policies to locate high-density residential development in appropriate, accessible locations; The layout which includes a public space through the site connecting Victoria Road with Portal Way ensures high levels of permeability that will complement and connect with approved development on neighbouring sites; The proposed dwellings are designed to high standards with generous living accommodation meeting and exceeding standards set out within the development plan with each unit providing access to private balcony or terraces; The proposed dwellings are also provided with access to generous semi private spaces at ground floor comprising of a large courtyard garden with integral play spaces and large roof terraces accessed internally; The proposals provide well designed and accessible facilities for cyclists including cycle storage for visitors at surface level and secure cycle stores accessed by dedicated cycle lifts at basement level; A proposed double basement level provides for an appropriate level of parking and also accommodates the servicing of the commercial units and sufficient space for the storage of refuse and recycling. A site wide Management Plan is to be secured by a planning condition to ensure servicing, parking and other management issues are robustly planned for; The proposals incorporate renewable energy technologies and complies with policies relating to energy efficiency and sustainable design and construction; Page 5 of 49

6 It has the potential to satisfy relevant policies in relation to noise, air quality, contamination and sustainable drainage and appropriate planning conditions are proposed to ensure the detailed design responds positively to these; The applicant has agreed to enter into a Section 106 Agreement which includes clauses and financial contributions relating to a range of issues; The development will be subject to the Mayor s Community Infrastructure Levy and it is confirmed will be liable to a payment of 1.6m. 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 25 th April 2016 which states that the Mayor considers that the principle of a residential led mixed use redevelopment of the site is supported by strategic planning policy. The response also confirmed that the proposed development was considered acceptable in terms of design, layout, massing and height as was the architectural approach and the public realm and play space strategy. The response also required further information with regard to the affordable housing offer, transport and energy. Further discussion has taken place on these issues following the Stage 1 response. Further details including both the applicants and officer s 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. Overall the development proposes a high quality mixed use scheme that will secure the regeneration of this important Southern Gateway site and act as a catalyst for further regeneration within the area helping to secure strategic and local regeneration and spatial objectives. The objections from third parties have been reviewed and acknowledged in this report, however, these are insufficient to outweigh the recommendation for approval. It is therefore recommended that planning permission be Approved with Conditions subject to the signing of the Section 106 agreement. Recommendation: (a) (b) Subject to Stage II referral to the Mayor of London Subject to the satisfactory completion of a Section 106 agreement under the Town and Country Planning Act 1990 (as amended) in order to secure the following: (i) 30% discounted market rented units with a rate of discount of between 20% and 30% for a period of 20 years; Page 6 of 49

7 (c) (ii) review mechanism at 2 years (if the development has not commenced and at 80% practically complete to assess viability to deliver more than 30% discounted market rented units; (iv) financial contributions to cover transport and accessibility; trees, public realm and open space; education and health for a total of 2,601,000 (index linked) (v) Travel Plan including monitoring (vii) Payment of the Council s reasonable legal and other professional costs incurred preparing the Section106 agreement. Conditions: and GRANT planning permission subject to the following conditions and informatives 1. Time Limit Full Planning Permission The development hereby permitted shall be begun before the expiration of five years from the date of this permission. Reason: In order to comply with the provisions of the Town and Country Planning Act Approved Plans and Documents The development hereby approved shall be carried out in accordance with the following approved plans and documents: 1254 PL 001 SITE LOCATION PLAN, 1254 PL 002 EXISTING SITE LAYOUT PLAN, 1254 PL 003 EXISTING ELEVATION BUILDING 1, 1254 PL 004 EXISTING ELEVATION BUILDING 2, 1254 PL 005 EXISTING ELEVATION BUILDING 3, 1254 PL 006 EXISTING COMPOSITE ELEVATION, 1254 PL 097 GA BASEMENT 2 PLAN, 1254 PL 098 GA BASEMENT 1 PLAN, 1254 PL 099 GA LOWER GROUND PLAN, 1254 PL 100 GA UPPER GROUND PLAN, 1254 PL 105 GA LOWER TYPICAL PLAN, 1254 PL 120 GA UPPER TYPICAL PLAN, 1254 PL 143 GA ROOF PLAN, 1254 PL A 100 BLOCK A PLANS 1/2, 1254 PL A 101 BLOCK A PLANS 2/2, 1254 PL B 100 BLOCK B PLANS, 1254 PL C 100 BLOCK C PLANS ¼, 1254 PL C 101 BLOCK C PLANS 2/4, 1254 PL C 102 BLOCK C PLANS ¾, 1254 PL C 103 BLOCK C PLANS 4/4, 1254 PL D 100 BLOCK D PLANS ½, 1254 PL D 101 BLOCK D PLANS 2/2, 1254 PL A 200 BLOCK A ELEVATIONS, 1254 PL B 200 BLOCK B ELEVATIONS, 1254 PL C 200 BLOCK C ELEVATIONS, 1254 PL D 200 BLOCK D ELEVATIONS, 1254 PL 200 COMPOSITE EAST ELEV, 1254 PL 201 COMPOSITE NORTH ELEV, 1254 PL 202 COMPOSITE SOUTH ELEV, 1254 PL 203 COMPOSITE WEST ELEV, 1254 PL 204 COURTYARD EASTERN ELEV, 1254 PL 205 COURTYARD WESTERN ELEV, 1254 PL300 SECTIONS A & B, 1254 PL301 SECTIONS C & D, 1254 PL302 SECTIONS E & F, 1254 PL303 SECTIONS G & H, 1254 PL304 SECTIONS J & K, 1254 PL A 310 DETAIL 1.50 BLOCK A, 1254 PL A 311 DETAIL 1.50 BLOCK A, 1254 PL B 312 DETAIL 1.50 BLOCK B, 1254 PL C 313 DETAIL 1.50 BLOCK C, 1254 PL D 314 DETAIL 1.50 BLOCK D, 1254 PL400 WHEELCHAIR FLAT TYPE 1, 1254 PL401 WHEELCHAIR FLAT TYPE 2, 1254 PL402 WHEELCHAIR FLAT TYPE 3, 1254 PL403 WHEELCHAIR FLAT TYPE 4, 1254 PL404 WHEELCHAIR FLAT TYPE 5, 1254 PL405 WHEELCHAIR FLAT TYPE 6, 1254 PL406 WHEELCHAIR FLAT TYPE 7, 1254 PL407 WHEELCHAIR FLAT TYPE 8, 1254 PL408 WHEELCHAIR FLAT TYPE 9, 1254 PL409 WHEELCHAIR FLAT TYPE 10, 1254 PL410 WHEELCHAIR FLAT TYPE 11, 1254 PL411 WHEELCHAIR FLAT TYPE 12, 1254 PL412 WHEELCHAIR FLAT TYPE 13, 1254 PL413 WHEELCHAIR FLAT TYPE 14, 1254 PL414 WHEELCHAIR FLAT TYPE 15, 1254 PL415 WHEELCHAIR FLAT TYPE 16, 1255 PL416 WHEELCHAIR FLAT TYPE 17, LN00_405_L-00 ILLUSTRATIVE PLAN GROUND FLOOR, LN00_405_L-01 ILLUSTRATIVE PLAN ROOF PLAN Page 7 of 49

8 , TCP_PORTALWAY_1 TREE CONSTRAINTS PLAN EXISTING SITE, TCP_PORTALWAY_2 TREE REMOVAL PLAN EXISTING SITE Reason: For the avoidance of doubt and in the interest of proper planning. 3. Demolition Method Statement and Management Plan Prior to the commencement of development, a site demolition method statement and management plan 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) details of construction hours; c) anticipated route, number, frequency and size of construction vehicles entering/exiting the site per day; d) delivery times and booking system (which is to be staggered to avoid morning and afternoon school-run peak periods); e) route and location of site access for construction traffic and associated signage; f) management of consolidated or re-timed trips; g) Details of noise and vibration mitigation measures and monitoring arrangements for noise and vibration by suitably qualified noise specialists. Noise and vibration mitigation measures must accord with the Mayor s 'Best Practice Guidance ; h) details of site security, temporary lighting 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) wheel washing provisions; k) 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; l) details as to the location(s) for storage of building materials, plant and construction debris and contractors welfare facilities and offices; m) procedures for on-site contractors to deal with complaints from members of the public; n) measures to consult cyclists, disabled people and the local schools with regard to delivery times and necessary diversions; o) details of all pedestrian and cyclist diversions; p) a commitment to be part of Considerate Constructors Scheme; and q) confirmation of use of TfL's Freight Operator Recognition Scheme (FORS) or similar. r) The submission of evidence of the condition of the highway prior to-construction and a commitment to make good any damages caused during construction. s) Details of parking restrictions which may need to be implemented during construction work. Page 8 of 49

9 Prior to the commencement of any demolition 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. These details shall also be displayed at regular intervals around the site construction compound. The development shall be carried out strictly in accordance with the details so approved. Any areas to be used for the storage of building materials or other site activities outside of the relevant phase of the development shall be returned to the original condition immediately following the practical completion of the development. Such details shall be implemented and phasing agreed in writing, prior to the commencement of works on site and thereafter retained for the duration of the works. Reason: To protect the amenity of local residents, to ensure adequate highway and site safety in accordance with policies 1.1, 1.2, 2.1 & 2.8 of the Ealing Core Strategy (2012), policies 6.3, 6.14, & of the London Plan (2015), the National Planning Policy Framework (2012), Greater London Authority 'The Control of Dust and Emissions from Construction and Demolition Supplementary Planning Guidance (20014), BS :2009+A1:2014 Code of practice for noise and vibration control on construction and open sites: Noise. 4. Construction Method Statement and Management Plan Prior to the commencement of development, a site construction method statement and management plan 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) details of construction hours; c) anticipated route, number, frequency and size of construction vehicles entering/exiting the site per day; d) delivery times and booking system (which is to be staggered to avoid morning and afternoon school-run peak periods); e) route and location of site access for construction traffic and associated signage; f) management of consolidated or re-timed trips; g) Details of noise and vibration mitigation measures and monitoring arrangements for noise and vibration by suitably qualified noise specialists. Noise and vibration mitigation measures must accord with the Mayor s 'Best Practice Guidance ; h) details of site security, temporary lighting 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) wheel washing provisions; k) 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; Page 9 of 49

10 l) details as to the location(s) for storage of building materials, plant and construction debris and contractors welfare facilities and offices; m) procedures for on-site contractors to deal with complaints from members of the public; n) measures to consult cyclists, disabled people and the local schools with regard to delivery times and necessary diversions; o) details of all pedestrian and cyclist diversions; p) a commitment to be part of Considerate Constructors Scheme; and q) confirmation of use of TfL's Freight Operator Recognition Scheme (FORS) or similar. r) The submission of evidence of the condition of the highway prior to-construction and a commitment to make good any damages caused during construction. s) Details of parking restrictions which may need to be implemented during construction work. Prior to the commencement of any construction 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. These details shall also be displayed at regular intervals around the site construction compound. The development shall be carried out strictly in accordance with the details so approved. Any areas to be used for the storage of building materials or other site activities outside of the relevant phase of the development shall be returned to the original condition immediately following the practical completion of the development. Such details shall be implemented and phasing agreed in writing, prior to the commencement of works on site and thereafter retained for the duration of the works. Reason: To protect the amenity of local residents, to ensure adequate highway and site safety in accordance with policies 1.1, 1.2, 2.1 & 2.8 of the Ealing Core Strategy (2012), policies 6.3, 6.14, & of the London Plan (2015), the National Planning Policy Framework (2012), Greater London Authority 'The Control of Dust and Emissions from Construction and Demolition Supplementary Planning Guidance (20014), BS :2009+A1:2014 Code of practice for noise and vibration control on construction and open sites: Noise. 5. Air Quality/Dust Management Before the development is commenced, (including demolition and site clearance) an Air Quality and Dust Management Plan (AQDMP) that includes an Air Quality (Dust) Risk Assessment shall be produced in accordance with current guidance The Control of Dust and Emissions during Construction and Demolition, SPG, GLA, July 2014, for the existing site and the proposed development. A scheme for air pollution mitigation measures based on the findings of the report shall be submitted to and approved by the Local Planning Authority prior to the commencement of any works on the site. Reason: To safeguard the amenities for future occupiers of the development in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) & 1.2(f) of the Ealing Development (or Core) Strategy (2012) and with policy 7.3 of the Ealing Development Management Development Plan Document (2013). Page 10 of 49

11 6. Delivery and Servicing Plan A delivery and servicing plan shall be submitted to and approved in writing by the Local Planning Authority, prior to first occupation of any part of the development hereby approved. The plan shall cover the following: Vehicle tracking - Swept paths drawings for a refuse lorry vehicle, 10-metre rigid vehicle and also a fire appliance vehicle; Deliveries and collections; including how deliveries will be scheduled to avoid several Lorries arriving at the site simultaneously; Servicing trips (including maintenance); and measures to reduce the number of freight trips to the site (freight consolidation); Cleaning and waste removal; including arrangements for refuse collection; Monitoring and review of operations. The delivery and servicing plan shall be implemented on first occupation of any part of the development hereby approved and the site shall be managed in accordance with the approved plan for the life of the development, or as otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the development can be adequately serviced in the interests of pedestrian and highway safety, in accordance with policy 6.11 and 6.13 of the London Plan 2015 and Local Variation policy 6.13 of the Development Management DPD Site Waste Management Plan (Demolition) Prior to the commencement of demolition, a Site Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Site Waste Management Plan shall demonstrate how the procurement of materials for the development during construction would promote sustainability, including by use of low impact, sustainably sourced, reused and recycled materials, including reuse of demolition waste, use of local suppliers and by reference to the BRE s Green Guide Specification. The development shall be carried out 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 2015, 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 8. Site Waste Management Plan (Construction) Prior to the commencement of development (except demolition, site clearance and preparation works), a Site Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Site Waste Management Plan shall demonstrate how the procurement of materials for the development during construction would promote sustainability, including by use of low impact, sustainably sourced, reused and recycled materials, including reuse of demolition waste, use of local suppliers and by reference to the BRE s Green Guide Specification. The development shall be carried out 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 Page 11 of 49

12 London Plan 2015, 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 9. Soil Contamination Investigation and Risk Assessment Prior to the commencement of any works on site (except demolition, site clearance and preparation works) the following shall be submitted to and subject to the approval in writing of the Local Planning Authority: (a) (b) An intrusive contaminated land investigation and risk assessment of the site. This shall be carried out in accordance with BS1075:2011+A1:2013 and CR11 guidance to assess the nature and extent of any contamination on the site. This assessment must be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. If required, as a result of part (a), a remediation (de-contamination) scheme to bring the site to a condition suitable for the intended end use. It shall include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. Following completion of measures identified in the approved remediation (de-contamination) scheme part (b) (c) A verification report that demonstrates the completion of measures identified in the approved contamination remediation scheme shall be produced. The report shall be compiled in accordance with the Environment Agency guidance Verification of Remediation of Land Contamination, Report: SC030114/R1. Reason: To ensure that the site is not hazardous in the interest of public health and safety, in accordance with policy 5.21 of the adopted London Plan (2015), policy 1.1(e), of the adopted Ealing Development (or Core) Strategy (2012), and policy 5.21 of the adopted Ealing Development Management DPD (2013) 10. Material Samples Samples of all facing materials shall be submitted to and approved in writing by the Local Planning Authority prior to work commencing on the above ground superstructure. The samples shall include: a) Brickwork (including brick panels and mortar courses); b) Cladding and colours; c) Re-constituted stone; d) All window treatments (including sections and reveals); e) Balcony structures and balustrading treatment (including sections); f) Privacy screens; g) Metal, cement and render facing and banding detail; h) Ventilation and extraction louvres; i) Shop fronts; and j) All other external materials to be used. Page 12 of 49

13 The development shall be carried out strictly in accordance with the details so approved. Reason: To ensure that the materials harmonise with the surroundings, in accordance with policies Ealing Local Variation to London Plan Policy 7.4 and 7B of the Ealing Development Management Development Plan (2013), policies 1.1 (h) and 1.2 (g) of the adopted Local Development Framework (Core) Strategy (2012) and policies 7.4 and 7.6 of the London Plan (2015). 11. Material Samples Hard Landscaping Samples of all materials to be used in the hard landscaping and boundary treatments of the internal courtyard, east west pedestrian route, roof terraces and other areas of public realm shall be submitted to and approved in writing by the Local Planning Authority prior to work commencing the external landscaping works. The development shall be carried out strictly in accordance with the details so approved. Reason: To ensure that the materials harmonise with the surroundings, in accordance with policies Ealing Local Variation to London Plan Policy 7.4 and 7B of the Ealing Development Management Development Plan (2013), policies 1.1 (h) and 1.2 (g) of the adopted Local Development Framework (Core) Strategy (2012) and policies 7.4 and 7.6 of the London Plan (2015). 12. Insulation of building envelopes for residential units Details shall be submitted to the Local Planning Authority for approval prior to the commencement of superstructure works for the insulation of the building envelope, with windows shut and other means of ventilation provided, which will achieve the internal criteria for sensitive rooms, as specified in BS8233:2014. The details should also include the provision of alternative means of ventilation. The approved insulation shall be implemented before the development is occupied and retained permanently thereafter. Reason: To safeguard the future occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013). 13. Insulation between ground floor commercial uses (A1, A2, A3, B1, D1), Plantroom and dwellings above Details shall be submitted for approval of the Local Planning Authority prior to the commencement of superstructure works, for the insulation of the floor/ceiling between the commercial premises, Plantroom and the dwellings above to demonstrate that an acoustic standard not exceeding NR 25 Leq 5mins, (octaves) or NR 20 Leq 5mins, (one-third octaves) will be met inside a bedroom and NR 30 Leq,5mins (octaves), 0r NR 25 Leq,5mins (one-third octaves), inside a living room when noise is generated from the commercial use or Plantroom. Reason: To safeguard the future occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013). 14. Insulation between ground floor D2 Gymnasium use and dwellings above Should any commercial units be occupied by a D2 gymnasium use or ancillary gymnasium use, details shall be submitted for approval of the Local Planning Authority prior to occupation of relevant commercial unit, of the insulation and anti-vibration works to the floors, walls and ceiling, forming transmission paths with dwellings, to demonstrate that the works are sufficient Page 13 of 49

14 to prevent disturbance from airborne noise transmission, including amplified music and also structure borne vibration and noise. The works shall meet the criteria set at BS8233:2014 as measured or predicted within attached dwellings or at the façade of surrounding dwellings. The approved insulation and anti-vibration measures shall be implemented before occupation of the D2 gymnasium use or ancillary gynamsium use and shall be retained permanently. Reason: To safeguard the future occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013). 15. Details of Plant and Machinery Details of plant and machinery shall be submitted and approved by the Local Planning Authority prior to installation to demonstrate that the rating sound level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 2014, will not exceed the existing background sound level, as measured at the nearest noise sensitive facades, during the relevant periods of operation. Reason: To safeguard future and existing occupiers of the area against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013). 16. Vibration from an extract or other duct fixed to a wall for A3 ground floor use Prior to the occupation of any commercial units for A3 use, the ventilation duct from the commercial premises, shall be fixed to the exterior wall with suitable anti - vibration isolators and the fan motor shall be vibration isolated from the duct, so as to satisfy an acoustic standard of not exceeding LFNR25 Leq 5mins (octaves) or LFNR20 Leq 5mins (one-third octaves) inside a bedroom and LFNR 30 (Leq 5mins) (octaves) or LFNR 25 (Leq 5mins) (one-third octaves) inside a living room. Reason: To safeguard the future occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013). 17. Noise Mitigation for Collection and Deliveries during Noise Sensitive Hours (23:00-07:00) Prior to occupation of any commercial units details shall be submitted for the approval of the Local Planning Authority for a Quiet Delivery Scheme (QDS). The Scheme shall be compiled in accordance with the Quiet Deliveries Good Practice Guidance, - Key Principles and Processes for Retailers, Department Of Transport, April The noise mitigation measures emanating from the site assessment report shall be implemented prior to the commencement of the QDS and shall be retained permanently thereafter. Reason: To safeguard future and existing occupiers of the area against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013). 18. Ventilation for residential dwellings Details shall be submitted to and approved by the Local Planning Authority prior to superstructure works, for the installation in the relevant dwellings of a fresh air ventilation Page 14 of 49

15 system capable of mitigating elevated concentrations of nitrogen oxides and particulate matter in the external air. The details shall include: Details of the type of fresh air ventilation system to be installed; and The arrangements for maintaining the operational efficiency of the system. The ventilation system as approved shall be completed prior to occupation of the relevant units and shall be retained permanently thereafter. Reason: To safeguard the amenity of future occupiers, in accordance with policy 5.21 of the adopted London Plan (2015), policy 1.1(e), of the adopted Ealing Development (or Core) Strategy (2012), and policy 5.21 of the adopted Ealing Development Management DPD (2013) 19. Emissions from CHP Plant Details shall be submitted for the approval of the Local Planning Authority prior to the commencement of superstructure works to demonstrate the CHP plant that may be installed complies with a minimum NOx Emission Standard of 20 mg/nm -3 (at Reference O2). Reason: To monitor the effectiveness of the equipment in order to confirm compliance with energy policies and establish an evidence base on the performance of such equipment in accordance with policies 5.2, 5.3, 5.5, 5.6 and 5.7 of the London Plan 2015, adopted Ealing s Development (Core) Strategy 2026 (3rd April 2012) and Development Management DPD (December 2013). 20. Odour Abatement of Any A3 Use Prior to the occupation of any commercial units for A3 use details shall be submitted for the approval of the Local Planning Authority, for the installation, operation, and maintenance of the best practicable cooking extract system, including the provision of a suitable extract fan, odour control equipment, with a vertical discharge terminus without any cap or cover, at a minimum of 1.5 metres above the highest roof eaves of the building. The details shall satisfy the advice at DEFRA, 2005: Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems. The system, as approved, shall be completed before occupation of the relevant commercial unit and thereafter permanently retained and maintained. Reason: To safeguard the amenity of future and adjoining occupiers, in accordance with policy 5.21 of the adopted London Plan (2015), policy 1.1(e), of the adopted Ealing Development (or Core) Strategy (2012), and policy 5.21 of the adopted Ealing Development Management DPD (2013) 21. Non road mobile machinery Details shall be submitted for approval of the Local Planning Authority before the development has commenced of all Non-Road Mobile Machinery (NRMM) to be used on the development site. All NRMM should meet as minimum the Stage IIIB emission criteria of Directive 97/68/EC and its subsequent amendments unless it can be demonstrated that Stage IIIB equipment is not available. An inventory of all NRMM must be registered on the NRMM register All NRMM should be regularly serviced and service logs kept on site for inspection. Records should be kept on site which details proof of emission limits for all equipment. Reason: To safeguard adjoining occupiers of the development against unacceptable noise, disturbance and emissions, in accordance with policies 3.5 and 7.15 of the London Plan 2015, policies 1.1(j) of the Ealing Development (Core) Strategy 2012, Local Variation policy 3.5 and policy 7A of Ealing s Development Management DPD Page 15 of 49

16 22. Landscaping, Play Space and Public Realm Prior to commencement of landscaping works, and notwithstanding the indications in the submitted application; details of the hard and soft landscaping works, within the internal courtyard, east west pedestrian route, roof terraces and other areas of public realm including the details of: a. the location, species and densities of planting; b. finishes to the hard surfaced areas; c. the amount, location of play space and full details of any play equipment proposed d. associated furniture (including bins, bollards, seating) and other hard landscape works, and lighting e. disabled access and security measures shall be submitted and approved by the Local Planning Authority and implemented. Any trees or other plants, which die or are removed within the first five years following the implementation of the landscaping scheme, shall be replaced during the next planting season. Reason: To ensure a high quality living environment is provided in interests the future occupiers of the development and the visual character and appearance of the conservation area, in accordance with policies 1.1 (e) (i) and 1.2 (d) of the adopted Local Development Framework (Core Strategy 2012), policies 7.4 and 7.6 of the London Plan (2015) and policy 7.4 of the Ealing Development Management Development Plan Tree Planting Prior to the commencement of the landscaping works, a detailed scheme of proposed tree planting shall be submitted for the approval of the Local Planning Authority. The scheme shall include the following comprehensive details of all trees to be planted: Full planting specification Tree size, species and the numbers of trees; Positions of all proposed species; Comprehensive details of ground preparation; Staking/tying method(s); and 5 year post planting maintenance schedule with an agreed inspection schedule. All tree-planting shall be carried out in full accordance with the approved scheme in the nearest planting season (1st October to 31st March inclusive) to the completion of the approved development, unless agreed otherwise in writing by the Local Planning Authority. The quality of all approved landscape works shall be in accordance with British Standard 4428:1989 Code Of practice For General Landscape Operations or any subsequent revision. All trees included within the approved scheme shall be healthy, well-formed specimens with single leading shoots and shall be of a minimum quality compatible with British Standard 3936:1992 (Part 1) Specifications For Trees & Shrubs and British Standard 4043 (where applicable) or any subsequent revisions. Any trees which within a period of 5 years from the completion of all tree planting die, are removed, uprooted are significantly damaged, become diseased or malformed shall be replaced during the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved, unless the Local Planning Authority gives written consent to any variation. Page 16 of 49