Planning Committee 26/11/2014 Schedule Item: 06 ADELAIDE WHARF AND GORDON ROAD, SOUTHALL UB2 5QE

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1 Ref : Address: Ward: Proposal: Drawing numbers: Type of Application: PP/2014/4494 ADELAIDE WHARF AND GORDON ROAD, SOUTHALL UB2 5QE Southall Green Provision of a six-storey block of 20 apartments (comprising 8 x 1-bed, 10 x 2-bed and 2 x 3-bed units) on the Adelaide Wharf site and 5 x two storey three bedroom terraced houses (with roofspace accommodation) fronting Gordon Road with associated access car parking and hard and soft landscaping (Deemed Consent) OS Location Plan (No Ref), 12452_05-03_D1, 12452_05_00- D2, 12452_05_01-D2, 12452_15_00-D2, 12452_15_01-D2, 12452_15_02-D2, 12452_15_03-D2, 12452_15_04-D2, 12452_15_05-D2, 12452_15_06-D2, 12452_20_01-D2, 12452_20_02-D2, 12452_30_00-D2, 12452_30_01-D2, 12452_50_00-D2, 12452_15_100-D1, 12452_15_101-D1, 12452_15_102-D1, 12452_15_103-D1, 12452_15_110-D1, 12452_15_111-D1, 12452_15_112-D1, 12452_15_113-D1, 12452_20_100-D1, 12452_20_110-D1, 12452_30_100-D1, 12452_30_110-D1, 12452_30_111-D1, 12452_90_03-P2, 12452_90_05-P2, 12452_90_06-P2, 12452_90_07-P2, Flood Risk Assessment & Sustainable Drainage Strategy (Conisbee Aug 2008), Phase 1 Habitat Survey (Thomson Ecology Sept 2014), Arboricultural Survey (Thomson Ecology Sept 21014), Energy Strategy (Baily Garner June 2014), Code for Sustainable Homes Pre Assessment (Baily Garner June 2014), C7 Lifetime Homes & Wheelchair Units Full Deemed Applications (13 weeks) Application Received: 02/09/2014 Revised: November 2014 Report by: Robert Lester Recommendation: Grant with Conditions subject to the following financial contributions and legal provisions. 1. Financial contribution of 30,000 to Ealing Council towards local education services provision. 2. Financial contribution of 5,000 to Ealing Council towards pedestrian access and cycle improvements in the area.

2 3. Financial contribution of 5,000 to Ealing Council towards street tree planting in the vicinity of the site. 4. Financial contribution of 2,500 to Ealing Council towards on-site energy monitoring. 5. Low car housing preventing future residents from obtaining car parking permits to park vehicles in the Controlled Parking Zone. Executive Summary: This deemed consent application submitted by the Council proposes residential development on two vacant former industrial sites adjacent to the Grand Union Canal in Southall. The development proposes the provision of a six-storey block of 20 apartments on the Adelaide Wharf site (east site) and 5 x two storey three bedroom terraced houses on the Gordon Road site (west site). It is considered that the development would make an effective use of the two vacant brownfield sites and would increase housing supply within the Southall Opportunity Area. The development proposes 23 affordable units which is equivalent to 92% provision. The proposed houses and the six storey block of flats are considered to harmonise well with the layout, scale and design of the adjacent development on the Salisbury Gardens site, the existing housing on Gordon Road and canalside setting. The development would also not impact on the amenity of existing residents in the area. The housing would provide good living conditions for future residents including adequate internal and external amenity space. Adequate car parking, access and servicing would also be provided. Overall the development would maximise the provision of affordable housing on two adjoining suitable sites whilst ensuring that the layout, scale and form of development integrate with the area. Recommendation: Grant with Conditions Conditions/Reasons: 1.Time Limit The development permitted shall be begun before the expiration of three years from the date of this permission. Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended). 2

3 2.Approved Plans The development hereby approved shall be carried out in accordance with drawing title numbers OS Location Plan (No Ref), 12452_05-03_D1, 12452_05_00-D2, 12452_05_01-D2, 12452_15_00-D2, 12452_15_01-D2, 12452_15_02-D2, 12452_15_03-D2, 12452_15_04-D2, 12452_15_05-D2, 12452_15_06-D2, 12452_20_01-D2, 12452_20_02-D2, 12452_30_00-D2, 12452_30_01-D2, 12452_50_00-D2, 12452_15_100-D1, 12452_15_101-D1, 12452_15_102- D1, 12452_15_103-D1, 12452_15_110-D1, 12452_15_111-D1, 12452_15_112-D1, 12452_15_113-D1, 12452_20_100-D1, 12452_20_110-D1, 12452_30_100-D1, 12452_30_110-D1, 12452_30_111-D1, 12452_90_03-P2, 12452_90_05-P2, 12452_90_06- P2, 12452_90_07-P2, Flood Risk Assessment & Sustainable Drainage Strategy (Conisbee Aug 2008), Phase 1 Habitat Survey (Thomson Ecology Sept 2014), Arboricultural Survey (Thomson Ecology Sept 21014), Energy Strategy (Baily Garner June 2014), Code for Sustainable Homes Pre Assessment (Baily Garner June 2014), C7 Lifetime Homes & Wheelchair Units unless otherwise agreed in writing by the local Planning Authority. Reason: For the avoidance of doubt, and in the interests of proper planning. 3.Details of Materials Details of the materials and finishes to be used for the external surfaces of the development shall be submitted to and approved in writing by the local planning authority before any part of the development is commenced and this condition shall apply notwithstanding any indications as to these matters which have been given in this application. The development shall be implemented only in accordance with these approved details. Reason: To ensure that the materials and finishes harmonise with the surroundings in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policies 3.5, 7.4, 7B & 7C of the Ealing Development Management Development Plan Document (2013), policies 3.5, & 7.8 of the London Plan (2011), and the National Planning Policy Framework (2012) 4.Hard and Soft Landscaping Details of hard and soft landscaping shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The details as approved shall be laid out and planted within the first planting season following the commencement of the development or such other period as may be agreed in writing with the local planning authority. Any trees or plants which within 5 years of planting, die, are removed or become seriously damaged or diseased shall be replaced with others of the same size and species and in the same positions within the next planting season. This hard and soft landscaping shall be subject to a landscape management plan, details of which shall be submitted to and approved by local planning authority prior to the first occupation of the development. The landscaping shall thereafter be maintained and managed in accordance with the approved landscape management programme. Reason: To ensure that the development is landscaped in the interests of the visual character and appearance of the area in accordance with policies 1.1, 1.2, 5.3 & 5.4 of the Ealing Core Strategy (2012), policies 2.18, 3.5, 5.10, 7.4, 7B, 7C & 7D of the Ealing Development 3

4 Management Development Plan Document (2013), SPG 9, policies 3.5, 5.10, 7.4, 7.5, 7.8 & 7.21 of the London Plan (2011) and the National Planning Policy Framework (2012). 5.Access Roads and Surface parking available prior to occupation The surface access road, turning areas and parking spaces and associated works shall be completed and available for use at the site prior to the first occupation of the development and thereafter these areas shall not be obstructed or used for any other purposes. Reason: To ensure that there is adequate provision for access to the site, manoeuvring within the site, and parking in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policy 6.13 of the Ealing Draft Development Management Development Plan Document (2013), policies 6.1, 6.9, 6.10, & 6.13 of the London Plan (2011), and the National Planning Policy Framework (2012). 6.Noise Mitigation Background Noise Details of noise insulation of the building envelope with windows shut and other means of ventilation provided to achieve the internal criteria for sensitive rooms as specified in SPG10, shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The details as approved shall be implemented at the first use of the development, and permanently retained thereafter. Reason: In the interests of the living conditions of the future occupiers of the site in accordance with policy 1.1 of the Ealing Core Strategy (2012), policies 7A & 7B of the Ealing Development Management Development Plan Document (2013), policy 7.15 of The London Plan (2011), and the National Planning Policy Framework (2012). 7.Noise Mitigation - Plant Noise The rating noise level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 1997, shall be lower than the existing background noise level by at least 5 dba as measured at 3.5 m from the nearest ground floor sensitive facade and 1m from upper floor noise sensitive facades, during the relevant periods of operation. Reason: In the interests of the living conditions of residents in the area in accordance with policy 1.1 of the Ealing Core Strategy (2012), policies 7A & 7B of the Ealing Development Management Development Plan Document (2013), policy 7.15 of The London Plan (2011), and the National Planning Policy Framework (2012). 8.Code for Sustainable Homes Level 4 The residential units shall be constructed to a minimum Code for Sustainable Homes Level 4 of the Code for Sustainable Homes (based on November 2010 Technical Guide/ Addendum 2014 for England Technical Guide). Within 3 months of the commencement of the development, evidence that the development is registered with the Building Research Establishment (BRE) under the Code for Sustainable Homes and CfSH Interim Design Stage Assessment and Certificate verified by the BRE will be submitted to the Local Planning 4

5 Authority for written approval. Within 3 months from the date of first occupation of the development, CfSH Post-Construction Stage Assessment and Certificate verified by the BRE will be submitted to the Local Planning Authority for written approval confirming that the agreed sustainability measures have been implemented. Following any approval of a 'Post Construction Stage' assessment and certificate of the development, the approved measures and technologies to achieve the CfSH Level 4 shall be retained in working order in perpetuity. Reason: To ensure a sustainable living environment is secured in accordance with policies 1.1 & 1.2 of the Ealing Development (Core) Strategy 2026 (2012), policy 5.2 of Ealing Development Management Development Plan Document, policies 5.1, 5.2, 5.3, 5.5, 5.6, 5.7 and 5.9 of the London Plan (2011) and the National Planning Policy Framework (2012) 9.Boundary Treatment Details of the positions, design, materials and type of boundary treatment to be erected shall be submitted to and approved in writing by the local planning authority prior to the first occupation of the development. The development shall be implemented only as approved and retained thereafter. Reason: To protect the visual appearance of the area and the living conditions of neighbouring occupiers, in accordance with policies 1.1, 1.2, & 5.3 of the Ealing Core Strategy (2012), policies 3.5, 7.4, 7B & 7C of the Ealing Development Management Development Plan Document (2013), policies 3.5, & 7.8 of the London Plan (2011), and the National Planning Policy Framework (2012). 10.Cycle Parking Details of cycle parking shall be submitted to and approved in writing by the local planning authority prior to the first occupation of the development. The development shall be implemented only in accordance with the approved details, which shall be completed prior to the first occupation of the development hereby approved and thereafter permanently retained. Reason: To ensure that there is adequate provision for cycle parking within the site, in accordance with policies 1.1 & 2.1 of the Ealing Core Strategy (2012), policy 6.13 of the Ealing Development Management Development Plan Document (2013), policies 6.9 & 6.13 of The London Plan (2012), and The National Planning Policy Framework (2012). 11.Highway Works to Crossover The development hereby approved shall not be first occupied until the developer has made arrangements (including paying for the costs of the works) with the Local Highways Authority for the required highway works on to Gordon Road. Reason: In the interests of highway and pedestrian safety in accordance with protection in accordance with policy 1.1 of the Ealing Core Strategy (2012), policies 6.7, 6.9 & 6.10 of the London Plan (2011), and the National Planning Policy Framework (2012). 5

6 12.External Lighting The proposed external lighting scheme shall be designed to reduce light pollution to nearby residents, and road users and where applicable the recommendations of the following guidance shall be met: o ILP Guidance Notes for the reduction of Obtrusive Lighting o CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations - CIE 150: o Statutory Nuisance from Insects and Artificial Light by Department of Environment Food. Reason: To protect the living conditions of occupiers in the locality in accordance with policy 1.1 of the the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013) and the National Planning Policy Framework (2012). 13.Construction Methods Details of a site construction method statement and management plan shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The method statement/management plan shall include the following: i). Construction worker parking ii). Anticipated number, frequency and size of construction vehicles. iii). Delivery times iv). Dust suppression measures v). Site security vi). Vehicle manoeuvring and turning vii). Locations for the storage of building materials and construction debris and contractors offices viii). Procedures for on-site contractors to deal with complaints from local residents, ix). details of dust mitigation and x) a method statement for the safe demolition of the existing buildings and structures. Such details shall be implemented, or 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 and to ensure adequate highway and site safety in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policies 7.6, 7.15 & 7.21 of the London Plan (2011), the National Planning Policy Framework (2012), Greater London Authority Best Practice Guidance 'The Control of Dust and Emissions from Construction and Demolition (2006), BS : Code of practice for noise & vibration control on construction & open sites-part 1: Noise 14.Children's Play Area Details of the design, layout and provision of equipment within the children's play area shall be submitted to and approved in writing by the local planning authority prior to the first occupation of the development. The development shall be implemented only as approved and retained thereafter. Reason: To ensure that there is adequate provision for childrens play facilities within the site in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policies 3.5, & 7D of 6

7 the Ealing Draft Development Management Development Plan Document (2013), policies 3.5, & 3.6 of the London Plan (2011), the London Plan SPG on Chidren's Play and Recreation, and the National Planning Policy Framework (2012). 15.Obscured/Angled Glazing Details of obscured or angled glazing for the ground and first floor windows on the southern elevation of the end terraced house shall be submitted to and approved in writing by the local planning authority prior to the commence of the development. The development shall be implemented only as approved and retained thereafter. Reason: To protect the living conditions of neighbouring occupiers in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policies 3.5, and 7B of the Ealing Development Management Development Plan Document (2013), policies 3.5, of the London Plan (2011), and the National Planning Policy Framework (2012). 16.Houses - Removal of Permitted Development Notwithstanding the provisions of Classes A - F of Part 1 of the Town and Country Planning (General Permitted Development) Order 2008 (or any subsequent amendment to that order) no extensions or alterations, porches, or outbuildings shall be carried out at the houses hereby approved without the prior permission of the local planning authority. Reason: To prevent the overdevelopment of the site, to safeguard the living conditions of adjoining properties and visual appearance of the area in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policies 3.5, 7.4, 7B & 7C of the Ealing Development Management Development Plan Document (2013), policies 3.5, & 7.8 of the London Plan (2011), and the National Planning Policy Framework (2012). 17.Site Contamination Prior to the commencement of any works on site the following shall be submitted to and subject to the approval in writing of the local planning authority: i. An intrusive contaminated land investigation and risk assessment of the site 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. ii. A contamination remediation 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. Prior to first occupation the following shall be submitted to and subject to the approval in writing of the local planning authority: 7

8 iii. Following completion of measures identified in the approved contamination remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be produced and submitted to and subject to the approval in writing of the Local Planning Authority. The verification report submitted shall be in accordance with the Environment Agency guidance 'Verification of Remediation of Land Contamination', Report: SC030114/R1'. Reason: To protect the health and living conditions of residents in the area and the future residents of the site in accordance policy 1.1 of the Ealing Core Strategy (2012), policy 5.13 of The London Plan, the National Planning Policy Framework (2012), DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11', and the Environment Agency guidance 'Verification of Remediation of Land Contamination', Report: SC030114/R1'. 18.Ecological Measures The ecological mitigation and enhancement measures detailed in the submitted Phase 1 Habitat Survey (Thomson Ecology Sept 2014) shall be implemented on the site prior to the first occupation of the development. Reason: To ensure that the development enhances the ecological value of the adjacent canal in accordance with policies 1.1, 1.2, 5.3 & 5.4 of the Ealing Core Strategy (2012), policies 2.18, 3.5 & 5.10 of the Ealing Development Management Development Plan Document (2013), SPG 9, policies 2.18m 5.10, 7.4, 7.5 & 7.19 of the London Plan (2011) and the National Planning Policy Framework (2012). 19.Telecommunications Mitigation Details of screening for the block of flats hereby approved from the proposed roof top telecommunications mast on the adjacent Salisbury Gardens development in compliance with the ICNIRP regulations shall be submitted to and approved in writing by the local planning authority prior to the first occupation of the fifth floor of the development. Reason: To protect the health and living conditions of residents in the development in accordance with the National Planning policy Framework (2012). 20.Energy Strategy Notwithstanding the approved Energy Strategy Report, prepared by Baily Garner on 24th June 2014, prior to the commencement of development, a detailed report and other supporting information and plans providing details of the energy and sustainability measures to be incorporated into the development which demonstrates that the development will achieve an overall (minimum) reduction in carbon dioxide emissions by at least 35% (regulated carbon dioxide emissions) above Building Regulations 2013 shall be submitted to and approved in writing by the Local Planning Authority. In demonstrating compliance with the required percentage reduction in carbon dioxide emissions the applicant should consider the use of measures in line with the Mayor's Energy Hierarchy including the incorporation of on-site renewables. 8

9 Energy Performance Certificates [EPC's] and modelling output reports from the "as built stage" to confirm compliance in terms of savings achieved through energy efficiency measures should be also submitted for written approval by the Local Authority. The development shall be constructed in accordance with the approved details and maintained as such thereafter. Reason: To ensure a sustainable living environment is secured in accordance with policies 1.1 & 1.2 of the Ealing Development (Core) Strategy 2026 (2012), policy 5.2 of Ealing Development Management Development Plan Document, policies 5.1, 5.2, 5.3, 5.5, 5.6, 5.7 and 5.9 of the London Plan (2011) and the National Planning Policy Framework (2012) Informatives The decision to grant planning permission has been taken having regard to the policies in the The Ealing Development (Core) Strategy (2012), The Ealing Development Management Development Plan Document (2013), The London Plan (2011), The National Planning Policy Framework (2012), and to all other relevant material considerations including Interim Supplementary Planning Guidance. National Planning Policy Framework (2012) 1. Building a strong, competitive economy 2. Ensuring the vitality of town centres 4. Promoting sustainable transport 6. Delivering a wide choice of high quality homes 7. Requiring good design 8. Promoting healthy communities 10. Meeting the challenge of climate change, flooding and coastal change 11. Conserving and enhancing the natural environment 12. Conserving and enhancing the historic environment London Plan - The Spatial Development Strategy for Greater London (2011) 1.1 Delivering the strategic vision and objectives for London 2.6 Outer London: vision and strategy 2.7 Outer London: economy 2.8 Outer London: transport 2.13 Opportunity and intensification areas 2.14 Areas for regeneration 3.1 Ensuring equal life chances for all 3.2 Improving health and addressing health inequalities 3.3 Increasing housing supply (Table 3.1 also applies) 3.4 Optimising housing potential (Density Matrix - Table 3.2 also applies) 3.5 Quality and design of housing developments (Minimum space standards - Table 3.3 also applies) 3.6 Children and young people's play and informal recreation facilities 3.8 Housing choice 9

10 3.9 Mixed and balanced communities 3.10 Definition of affordable housing 3.11 Affordable housing targets 3.12 Negotiating affordable housing on individual private residential and mixed use schemes 3.13 Affordable housing thresholds 3.14 Existing housing 3.15 Co-ordination of housing development and investment 4.1 Developing London's economy 4.4 Managing industrial land and premises 5.1 Climate change mitigation 5.2 Minimising carbon dioxide emissions 5.3 Sustainable design and construction 5.5 Decentralised energy networks 5.6 Decentralised energy in development proposals 5.7 Renewable energy 5.9 Overheating and cooling 5.10 Urban greening 5.11 Green roofs and development site environs 5.12 Flood risk management 5.13 Sustainable drainage 5.14 Water quality and wastewater infrastructure 5.15 Water use and supplies 5.16 Waste self-sufficiency 5.17 Waste capacity 5.21 Contaminated land 6.1 Strategic approach 6.3 Assessing effects of development on transport capacity 6.5 Crossrail and other strategically important infrastructure 6.7 Better streets and surface transport 6.9 Cycling 6.10 Walking 6.11 Smoothing traffic flow and congestion 6.12 Road network capacity 6.13 Parking 6.14 Freight 7.1 Building London's neighbourhoods and communities 7.2 An inclusive environment 7.3 Designing out crime 7.4 Local character 7.5 Public realm 7.6 Architecture 7.8 Heritage assets and archaeology 7.9 Heritage-led regeneration 7.13 Safety, security and resilience to emergency 7.14 Improving air quality 7.15 Reducing noise and soundscapes 7.19 Biodiversity and access to nature 10

11 7.21 Trees and woodlands 7.24 Blue Ribbon Network 7.26 Increasing the use of the Blue Ribbon Network for freight transport 7.28 Restoration of the Blue Ribbon Network 7.30 London's canals and other rivers and waterspaces 8.1 Implementation 8.2 Planning obligations 8.3 Community Infrastructure Levy Revised Early Alterations to the London Plan (Draft 2013) London Plan Supplementary Planning Guidance/Documents Accessible London: achieving an inclusive environment Sustainable Design & Construction The London Housing Strategy The London Plan: Housing Supplementary Planning Guidance (November 2012) The Mayor's Transport Strategy The Mayor's Energy Strategy London Housing Design Guide Ealing Development (or Core) Strategy (2012) 1.1 a, c, e, f, g, I, j & k Spatial Vision for Ealing a, f, g, h, & m, Delivery of the Vision for Ealing a & d Enhance Residential Hinterlands 5.3 Protect & Enhance Green Corridors 5.4 Protect the Natural Environment - Biodiversity and Geodiversity 6.1 Physical Infrastructure 6.2 Social Infrastructure 6.4 Planning Obligations and Legal Agreements Ealing Development Management Development Plan Document (2013) 2.18 Green Infrastructure: The Network Of Open and Green Spaces 3.4 Optimising Housing Potential 3.5 Quality and Design of Housing Development 3A Affordable Housing 4A Employment Uses 5.2 Minimising Carbon Dioxide Emissions 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management 5.21 Contaminated Land 6.13 Parking 7A Operational Amenity 7.3 Designing out Crime 11

12 7.4 Local Character 7B Design Amenity 7C Heritage 7D Open Space Ealing Local Plan Proposals Map South West (2013) Ealing Interim Supplementary Planning Guidance/Documents SPG 3 Air Quality SPG 4 Refuse and Recycling Facilities SPG 9 Trees and development guidelines SPG 10 Noise and Vibration SPD 9 Legal Agreements, Planning Obligations and Planning Gain Accessible Ealing (draft consulted upon in October 2012) Other Material Considerations Ealing Strategic Housing Market & Needs Assessment (2009) Southall Opportunity Area Planning Framework (Draft 2013) Building Research Establishment (BRE) Site layout planning for daylight and sunlight (2011) DfT Manual for Streets (2007). Ealing Canalside Conservation Area Appraisal and Management Plan (2007) In reaching the decision to grant permission, specific consideration was given to the impact of the proposed development on the amenities of neighbouring properties and on the character of the area as a whole. Consideration was also given to car parking, access and highway impact and the provision of adequate living conditions for future occupiers. The proposal is considered to be acceptable on these grounds, and it is not considered that there are any other material considerations in this case that would warrant a refusal of the application. 2. The details submitted for the discharge of planning condition 6 (Noise Mitigation) should take account of the following information: SPG10 requires that acoustic measurements are carried out and that precise calculations are made for the building envelope insulation. In calculating the minimum sound reductions the following is required: i. A precise sound insulation calculation under the method given at BS EN : 2000, for the various building envelopes, using the worst case one hour data (octave band linear noise spectra from 63 Hz - 4k Hz) by night and day, to arrive at the minimum sound reductions necessary to meet the SPG10 internal data. ii. Approved laboratory sound insulation test certificates for the chosen windows, including frames and seals and also for ventilators, in accordance with BS EN ISO 140-3: 1995 & BS EN ISO :2010, to verify the minimum sound reductions calculated. 12

13 iii. Compliance with the internal and external criteria set at SPG10. Aircraft noise affecting the site is at a contour level of worst mode one day equal to LAeq,16hr 60 db and LAeq,1hr 67dB by In calculating the insulation required the Lleq,1hr aircraft noise spectrum, shown at SPG10, shall be used, along with the spectrum for any other dominant noise sources. Under SPG10, the predicted LLeq,1hr aircraft noise exposure for the site at 2016 has to be used and combined with any other noise exposures. The spectra to be used are set out in SPG10. 3.Construction works, audible beyond the boundary of the site shall only be carried on between the hours of hrs Mondays to Fridays and hrs on Saturdays and at no other times, including Sundays and Bank Holidays. 4. No bonfires shall be lit on site. 5. Prior to commencement of demolition works, involving materials containing asbestos, details of mitigation measures to control the release of asbestos fibres shall be submitted to this section for approval. 6. The details submitted for the discharge of planning condition 17 (site contamination) should take account of the following information: Reference should be made at all stages to appropriate current guidance and codes of practice this would include: i. Model Procedures for the Management of Land Contamination, CLR 11, Environment Agency, 2004 ii. Updated technical background to the CLEA model, Science Report: SC050021/SR3, Environment Agency, 2009 iii. LQM/CIEH Generic Assessment criteria for Human Health Risk Assessment (2nd Edition), 2009 iv. BS10175:2011+A1:2013 Investigation of potentially contaminated sites - Code of Practice v. BS8576:2013: Guidance on investigations for ground gas. Permanent gases and Volatile Organic Compounds (VOCs) vi. BS 8485:2007 Code of practice for the characterization and remediation from ground gas in affected developments vii. Assessing risks posed by hazardous ground gases to buildings (revised) (C665D), CIRIA, December 2007 viii. 'Good practice on the testing and verification of protection systems for buildings against hazardous ground gases, C735', CIRIA, August 2014 ix. Secondary Model Procedure for the Development of Appropriate Soil Sampling Strategies for Land Contamination; Environment Agency, 2001 x. Verification of Remediation of Land Contamination', Report: SC030114/R1, Environment Agency, 2010 xi. National Planning Policy Framework (Paragraph 109, 120, 121); xii. Guidance for the safe development of housing on land affected by contamination, NHBC& Environment Agency,

14 " Clear site maps should be included in the reports showing previous and future layouts of the site,potential sources of contamination, the locations of all sampling points, the pattern of contamination on site, and to illustrate the remediation strategy. " All raw data should be provided in a form that can be easily audited and assessed by the council. (e.g. trial pit logs and complete laboratory analysis reports) " on-site monitoring for ground gases with any relevant laboratory gas analysis; " Details as to reasoning, how conclusions were arrived at and an explanation of the decisions made must be included. (e.g. the reasons for the choice of sampling locations and depths). 7. The Canal & River Trust have advised that the applicant/developer should refer to the current ''Code of Practice for Works affecting the Canal & Rover Trust'' to ensure that the necessary consents are obtained. The discharge of surface water to the canal will require prior consent from the Canal & River Trust. Any oversail, encorachment or access to the waterway requires written consent from the Canal & River Trust. 8. Thames Water provide the following advice for the applicant/developer: i. Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. ii. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. iii. There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services to discuss the options available at this site. iv. Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses. 14

15 Site Description: This application is for residential development on two vacant sites adjacent to the Grand Union Canal in Southall. The western site with an area of Ha was a former Council waste sorting depot located off Gordon Road. The site closed in 2011 and is now being used as a temporary construction compound in association with a residential development by Barratt Homes on the adjacent site consisting of the erection of a 3 storey building and a part 4-5 storey building containing 103 flats which is known as Salisbury Gardens. The western site is accessed off Gordon Road which is characterised by Victorian two storey terraced dwellings. The end of Gordon Road forms a cul-de-sac around the application site and there is a mixed development of houses and flats located at the end of Gordon Road between the application site and the canal. There is also a small area of grassed open space at the end of Gordon Road which is due to undergo works to convert it into a children s play area for the adjacent Salisbury Gardens development which is under-construction. The eastern site with an area of Ha is a vacant canalside site which is located to the west of Adelaide Wharf on the Endsleigh Industrial Estate and to the south of the Salisbury Gardens development. Adelaide Wharf is an operation dock which is used by the Canal and River Trust for the maintenance of the canal. The site faces onto residential development on the opposite side of the canal which is within LB Hounslow. The area of open space located at the end of Gordon Road is located to the west of the site. The only access to the site at present is through the Adelaide Wharf site. Both sites are located on land designated for residential development in the Council s Local Plan Proposals Map (2013). The adjacent Grand Union Canal is designated as a part of the Blue Ribbon Network, a Conservation Area and a Site of Importance for Nature Conservation. The site is located approximately 500 m to the south east of King Street which is a neighbourhood retail centre within Southall. The site has a public transport accessibility level (PTAL) of 1. The Proposal: This deemed consent application submitted by the Council is for the provision of a six-storey block of 20 apartments (comprising 8 x 1-bed, 10 x 2-bed and 2 x 3-bed units) on the Adelaide Wharf site and 5 x two storey three bedroom terraced houses (with roofspace accommodation) fronting Gordon Road with associated access car parking and hard and soft landscaping. 15

16 No Relevant Planning History Consultation: Public Consultation - Summary Neighbour Notification: 55 neighbouring residential and commercial properties on Gordon Road, Salisbury Road, and the Endsleigh Industrial Estate were consulted by letter, between 09/09/14 30/09/14. A site notice was erected and an advert was placed in the local press with a consultation period between 10/09/ /10/14. A further 56 properties located adjacent to the site on Burket Close within LB Hounslow were consulted by letter between 10/09/ /10/14. External Consultation List 3 responses were received with the following points of objection: 1. Loss of light and privacy to residents on Burkett Close to the south of the site (within LB Hounslow). 2. Noise and disturbance during the construction process. 3. The development is too condensed and its height and scale at 6 storeys is inappropriate for this site. Case Officer s Responses: 1. The block of flats would be located m away from the existing residential properties on Burket Close which is sufficient to prevent any loss of privacy or light. 2. An informative has been added advising the developer that the construction works, audible beyond the boundary of the site shall only be carried on between the hours of hrs Mondays to Fridays and hrs on Saturdays and at no other times, including Sundays and Bank Holidays. A planning condition has also been applied requiring details of construction methods prior to the commencement of the development in the interests of residential amenity and highway safety. 3. The height and scale of the block of flats would integrate well with the scale and design of the adjacent Salisbury Gardens development and is considered to be suitable for this canalside site. Canal & River Trust No Objection The design of the development is appropriate for a canalside setting. Recommended Planning Conditions Landscaping. Surface water run-off and ground water. Lighting and CCTV. 16

17 Recommended Planning Informatives Standard Canal & River Trust advise for development adjacent to canals. Inland Waterways Association Objection 1. The height and scale of the block of flats would make it appear overbearing adjacent to the canalside and Conservation Area. 2. The development would be one storey higher than the adjacent Salisbury Gardens development and would accentuate the impact of that development on the canal. 3. The stepped back canalside elevation is a failed attempt to disguise the bulk of the block and is simplistic. 4. The development proposes a different palette of materials compared to the Salisbury Gardens development which would appear unresolved. 5. The development is insensitive to the canal and the established character of the Conservation Area contrary to Ealing Core Strategy policy 5.3 (To Protect and Enhance Green Corridors) and London Plan policies 7.9 (Heritage Led Regeneration) and 7.30 (Blue Ribbon Policies for London s Canals and Other Rivers and Waterspaces) 6. The original application for the Salisbury Gardens development showed a predominantly glazed façade to the southern end elevation of block C but this was removed to enable the proposed development of the Adelaide Wharf site. This original design was preferable and the Adelaide Wharf site should be used to provide a landscaped setting for the Salisbury Gardens development. Case Officer s Response: 1 & 2. The height and scale of the block of flats would integrate well with the scale and design of the adjacent Salisbury Gardens development and is considered to be suitable for this canalside site. 3. The stepped design of the canalside elevation would add articulation and would reduce the bulk of the development. 4. The proposed materials would harmonise well with the adjacent Salisbury Gardens development. 5. The development would integrate well with the semi-industrial character of the canal in this area. The building would also be set off the canal and additional landscaping would be provided along the southern boundary. 6. The end elevation of the block of this adjacent block of flats was originally intended to be glazed; however Barratt Homes has applied to change the end elevation to a solid wall (application P/2014/2557). Norwood Green / Canalside Objection 1. The Council refused a previous application for a 5 storey block of flats 17

18 Conservation Area Residents Association further to west of this site at Lea Road which was allowed on appeal. 2. The Council approved application P/2010/1567 for 103 flats on this site. The housing tenure was changed to 100% private by application P/2011/ The state of the canal banks and towpath between Norwood Road and Old Oak Bridge and the separation between them and the assorted industrial and residential buildings is poor. 4. There is no objection to the proposed houses off Gordon Road which would fit reasonably well into the local context. 5. There is an objection to the design of the flats as the surrounding canal environment which would provide a poor outlook for future residents 6. The flats would have inappropriate timber shutters which would be prone to weathering. 7. It is unlikely that the 90% affordable housing level proposed would be achieved. 8. The development does not enhance the canalside setting or the state of the towpath. Case Officer s Response: 1-2 These points are factually correct. 3-4 These points are noted. 5-6 & 8. The design of the block of flats would integrate well with the scale and design of the adjacent Salisbury Gardens development and is considered to be suitable for this canalside site. 7. The development proposes 92% affordable housing. Arqiva Satellite Media Solutions Comments Compliance the ICNIRP telecommunications health regulations in relation to the adjacent telecommunications mast should be achieved if the developer includes RF screening material into the top 3.5 m of the north west end wall of the new block. Recommended Planning Condition Screening the top floor of the block of flats against the telecoms mast. Case Officer s Response: The comments are noted and the recommended mitigation will be added. Thames Water No Objection in relation to water infrastructure capacity or sewerage infrastructure capacity. Recommended Planning Informatives Surface water drainage. Connection with public sewer. Building over public sewers. 18

19 Mains water pressure. Case Officer s Response: The comments are noted and the recommended informatives will be added. Southall History Society LB Hounslow No Objection subject to compliance with all of the relevant Council Planning policies. No response received Internal Consultation List Transport Services No Objection A 1.5 m wide pedestrian footway is required along the Gordon Road frontage which will need to be secured by legal agreement. The extended Salisbury Road through the adjacent Salisbury Gardens development would not be adopted. The houses and 2/3 bed flats would require 2 secured and sheltered cycle parking spaces. The developer would be required to enter into an agreement to prohibit the new residents from obtaining car parking permits for parking on local streets. The developer should make a financial contribution towards towpath improvements to use it as a walking and cycling route. Case Officer s Response: The amended plans show a 1.5 m footpath on Gordon Road. The other matters are noted and the recommended conditions will be added and financial contribution required. Environmental Services (Refuse) No Objection Bollards should be installed along the access path for the refuse storage for the flats to prevent informal parking. Case Officer s Response: The amended plans show bollards along the access path as required. Regulatory Services No Objection Recommended Planning Conditions Noise insulation from adjacent industrial noise and background aircraft noise. Maximum noise for external plant and machinery. Contaminated land site investigation and remediation. External lighting. 19

20 Recommended Planning Informatives Low emission boilers. Noise insulation (information required to discharge condition). Construction hours 8am 6pm Mon Fri and 8am 1 pm Sat. No bonfires. Asbestos mitigation. Contaminated land mitigation (information required to discharge condition). Case Officer s Response: The comments are noted and the recommended conditions and informatives will be added. Education Services No Objection. Based on the Wandsworth Model for calculating child yield a child yield of 1.51 Primary and 1.08 Secondary age range pupils is expected which equates to a financial contribution of 30,000 towards local education provision. Case Officer s Response: The comments are noted and the recommended financial contribution will be required. Tree Officer No Objection Energy Officer No Objection The submitted energy report demonstrates compliance with the London Plan (35% CO2 emissions). Recommended Planning Conditions Revised energy statement. Onsite energy monitoring. Recommended Planning Informatives Information to be submitted in the revised energy statement. Case Officer s Response: The comments are noted and the recommended conditions and informatives will be added. Planning Policies (Please refer to Informative) 20

21 Reasoned Justification: The issues to consider on this application are the principle of development, affordable housing, housing mix, education, density, layout design and scale, amenity impact, living conditions for future occupants, car parking, access, traffic, servicing, refuse and recycling, noise, air quality and land contamination, accessibility, energy efficiency/sustainability biodiversity, refuse and recycling, flooding and drainage, telecommunications and community infrastructure levy all in accordance with the relevant policies of the Ealing Core Strategy (2012), the Ealing Development Management Development Plan Document (2013), The London Plan (2011), the National Planning Policy Framework (2012) relevant supplementary guidance and other material planning considerations. Reasoned Justification: Principle of Development The proposed residential development would make an effective use of two vacant brownfield sites and would increase housing supply within the Southall Opportunity Area. The development is therefore accepted in principle in accordance with Ealing Core Strategy policy 1.1, London Plan Policies 2.13 and 3.4, The Southall Opportunity Area Planning Framework and the National Planning Policy Framework. The development of these vacant sites is not considered to result in the loss of non-designated employment use for the purposes of Ealing Development Management policy 4A. Affordable Housing The development would provide 23 affordable units (18 intermediate tenure flats and 5 affordable rented tenure houses) and 2 market tenure flats which is equivalent to 92% affordable housing. This level of affordable housing provision exceeds the affordable housing requirements in Ealing Core Strategy policy 1.2, Development Management Policy 3A and London Plan policy The development would provide an affordable housing tenure split of 22% affordable rented tenure and 78% intermediate tenure. This would not accord with the target affordable tenure split of 60% affordable rent and 40% intermediate tenure in accordance with London Plan Policy 3.11 and Ealing Development Management Policy 3A. However the Council s Housing Services team are supportive of the proposed affordable housing tenure which would meet local housing needs Housing Mix The proposed housing mix of 8 x 1-bed, 10 x 2-bed and 2 x 3-bed flats and 5 x 3 bed houses which is 32% 1 bed, 40% 2 bed, and 28% 3 bed would only constitute a small deviation from the Council s preferred housing mix of 60% x 1 and 2 bedroom units and 40% x 3 and 4+ bedroom units (Ealing Strategic Housing Market & Needs Assessment). The type of residential 21

22 accommodation proposed would meet local and regional housing needs and is supported by the Council s Housing Department. Education The development would place additional pressure on local education and therefore the developer would make a financial contribution of 30,000 towards local education provision. Density The density of the combined development would be 129 units per hectare and 355 habitable rooms per hectare which is above the target density range for this location in the London Plan, which is between units per hectare and habitable rooms per hectare. However the layout, scale and design of the block of flats is considered to integrate well with the adjacent Salisbury Gardens development, whilst the layout, scale and design of the houses would harmonise with existing housing on Gordon Road. It is also noted that the density would be lower than the density on the adjacent Salisbury Gardens site which has a density of 141 units per hectare and 416 habitable rooms per hectare. In addition the site is located within the Southall Opportunity Area where higher density development is supported in accordance with London Plan policy 2.13 and the Draft Southall Opportunity Area Planning Framework. Design, Scale and Layout West Site The 5 x two storey houses on the west site would be arranged as a terrace with a stepped layout orientated towards Gordon Road. These main vehicle and pedestrian access would be provided from Gordon Road. The dwelling at the northern end of the terrace would align with the adjacent Salisbury Gardens development and the other dwellings would adopt a stepped footprint towards the south west. This stepped layout would result in the dwelling at the north end of the terrace being sited 18 m from Gordon Road and the dwelling at the southern end of the terrace being sited 6 m from Gordon Road. At the rear the dwellings would be between 8-12 m from the rear boundary; beyond which a car parking and refuse vehicle turning area would be provided for the flats on the Adelaide wharf site, accessed through the Salisbury Gardens development. The terrace would face onto the cul-de sac at the end of Gordon Road and would be sited a sufficient distance from the existing houses to the south and west. Overall the layout of the proposed dwellings on the west site is considered to harmonise well with the layout of the adjacent flats on the Salisbury Gardens development and adjacent housing on Gordon Road in accordance with London Plan policies 7.1, 7.4 and Ealing Development Management policies 7.4 and 7B. The houses would be two storey buildings (with roofspace accommodation) with pitched roofs at the front with rear dormer windows with an overall height of 9.7 m to pitch level and 6.7 m 22