Planning Committee 08/04/2015 Schedule Item 06

Transcription

1 Ref: Address: Ward: Proposal: P/2014/6389 ST BERNARD S HOSPITAL, UXBRIDGE ROAD, SOUTHALL, LONDON, UB1 EHW Norwood Green Reserved matters application for Plot 2, Buildings 3 and 4 of outline planning application ref: PP/2012/5040 detailing access, appearance, landscaping, layout and scale in relation to the construction of two apartment blocks of 6 and 7 storeys containing 118 units (42 no. 1 bedroom units and 76 no. 2 bedroom units); associated private and semi-private amenity space, refuse/recycling and bicycle stores, 41 under croft car parking spaces and 18 on street parking spaces, provision of 125sq.m of play space for 0-4 year olds and 155sq.m of play spaces for 5-11 year olds; application made part pursuant to condition 3 (Reserved Matters) of outline planning permission LBE ref: PP/2012/5040 dated 22/07/2013 (amended by minor amendment application PP/2014/5010 dated 23 10/2013 and PP/2014/4645 dated 08/12/2014) for the phased redevelopment of the St Bernard's Hospital site, Uxbridge Road. Drawing Numbers: Existing site location and block plan, Existing site survey Rev A, Existing aerial photography Rev A, Proposed site layout plan Rev D, Proposed site ground floor plan Rev D, Proposed site first floor plan Rev D, Proposed site second floor plan Rev D, Proposed site third floor plan Rev D, Proposed site fourth floor plan Rev D, Proposed site fifth floor plan Rev D, Proposed site sixth floor plan Rev D, Proposed site roof plan Rev D, Proposed blocks 2 & 3 ground floor plan Rev D, Proposed blocks 2 & 3 first floor plan Rev D, Proposed blocks 2 & 3 second floor plan Rev D, Proposed blocks 2 & 3 third floor plan Rev D, Proposed blocks 2 & 3 fourth floor plan Rev D, Proposed blocks 2 & 3 fifth floor plan Rev D, Proposed blocks 2 & 3 sixth floor plan Rev D, Proposed flat type - 1b2p - Type 01 Rev C, Proposed flat type - 1b2p - Type 02 Rev C, Proposed flat type - 1b2p - Type 03 Rev C, Proposed flat type - 2b4p - Type 01 Rev C, Proposed flat type - 2b4p - Type 02 Rev C, Proposed flat type - 2b4p - Type 03 Rev C, Proposed flat type - 2b4p - Type 04 Rev C, Proposed flat type - 1b2p - Type 01 Adaptable Rev C, Proposed flat type - 1b2p - Type 02 Adaptable Rev C, Proposed flat type - 2b3p - Type 01 Adaptable Rev C, Proposed flat type - 2b3p - Type 02 Adaptable Rev C, Proposed flat type - 2b3p - Type 03 Adaptable Rev C, Proposed flat type - 2b3p - Type 04 Adaptable Rev C, Proposed block 2 & 3 north and south elevations Rev C, Proposed block 2 east & west elevations Rev E, Proposed block 3 east and west elevations Rev E, Proposed block 2 & 3 courtyard section Rev B, Proposed accommodation schedule rev B, Proposed refuse drawing Rev A, Proposed materials elevation Rev A, Recessed brick panel above window Rev A, Projecting roof to top floor Rev A, Recessed GRC vertical panel Rev A, Recessed panel between GRC panel Rev A, Reconstituted stone banding Rev A, Recessed panel between windows Rev A, Terrace Page 1 of 18

2 upstand Rev A, Recessed intermediate balcony Rev A, Recessed car park entry door in living wall Rev A, A - Block entrance door Rev A, Typical separating intermediate floor/ wall junction, D2241_L001_Colour Landscape Masterplan Rev A, D2241.S1.L.101 Rev A Technical Documents: A completed reserved matters application form prepared by Barton Willmore; A completed CIL form prepared by Barton Willmore; Site Location Plan (unchanged from Extant Permission); Planning Statement prepared by Barton Willmore; Design and Access Statement: Reserved Matters Application Condition 3 Plot 2 (Buildings 2 & 3) prepared by Hester Architects Limited; Reserved Matters Landscape Statement Rev A prepared by Fabrik; and Transport Letter prepared by TTP Consulting. Type of Application: Reserved Matters Application Received: 24/12/2014 Report by: Chris Maltby Recommendation: Grant Reserved Matters Approval subject to conditions Executive summary This report considers the reserved matters application for Plot 2 (Buildings 2 and 3) of the St Bernard s Hospital (Phase S1) Development. The application is made pursuant to Condition 3 of the outline planning permission ref: P/2012/5040 as amended by application references: P/2014/2995, P/2014/510 and P/2014/4645. Outline Planning Permission was granted in July 2013 for the regeneration of the St Bernard s Hospital Site comprising 270 homes and up to 803 square metres of floorspace in B1/D1 use and 67 square metres of floorspace in A1/A3/B1 use, contained within 10 buildings across the Site. The plot 2 development (comprising of Buildings 2 and 3) will provide a high quality residential apartment building with private and semi-private amenity spaces and associated car parking. The layout, access, scale and landscaping proposals are considered to comply with the parameters approved as part of the outline permission and subsequent amendments. The appearance of the proposed development and the considered approach to material choice is considered to be of a high standard that will have a positive impact on the townscape and the heritage assets that form part of the wider St Bernard s Hospital Estate. Plot 2 would accommodate Building 2 and 3 which are 6 and 7 storeys respectively and would contain 118 flats of one and two bedrooms for market sale. Affordable units comprising a minimum of 27.5% of the total development are proposed to come forward in later phases of the development. The internal spaces standards, amenity space, communal open space and overall quality of the development are considered to provide a high standard of accommodation for future occupiers. All units would meet the Mayor s minimum space standards and would also meet lifetime homes standards. In addition 10% of all homes, 12 flats in total have been design to be wheelchair accessible. Page 2 of 18

3 The development would benefit from direct access to a podium level communal courtyard garden with lawned areas, seating and doorstep play areas for younger children. All flats would also have access to private balconies or terraces. The amount of amenity space and the relationship of the building to the communal garden has been improved from the outline permission and is considered to provide a high quality, inclusive and safe environment for residents. A S106 Agreement attached to the extant outline permission secures affordable housing and contributions towards health, education, open space and children play space, transport improvements and a management scheme for the future use of the Chapel. Officers consider that the proposals broadly comply with the Local Plan policies and reflect the design principles and parameters for development set out in the outline planning permission. The proposed development complements the surrounding context including the heritage assets and would provide a high quality residential development. It is recommended that reserved matters approval be granted. Recommendation That reserved matters approval be GRANTED subject to the following conditions and informatives: 1. Approved Plans and Documents The development hereby approved shall be carried out in accordance with the following approved plans and documents: Drawings: Existing site survey Rev A, Existing aerial photography Rev A, Proposed site layout plan Rev D, Proposed site ground floor plan Rev D, Proposed site first floor plan Rev D, Proposed site second floor plan Rev D, Proposed site third floor plan Rev D, Proposed site fourth floor plan Rev D, Proposed site fifth floor plan Rev D, Proposed site sixth floor plan Rev D, Proposed site roof plan Rev D, Proposed blocks 2 & 3 ground floor plan Rev D, Proposed blocks 2 & 3 first floor plan Rev D, Proposed blocks 2 & 3 second floor plan Rev D, Proposed blocks 2 & 3 third floor plan Rev D, Proposed blocks 2 & 3 fourth floor plan Rev D, Proposed blocks 2 & 3 fifth floor plan Rev D, Proposed blocks 2 & 3 sixth floor plan Rev D, Proposed flat type - 1b2p - Type 01 Rev C, Proposed flat type - 1b2p - Type 02 Rev C, Proposed flat type - 1b2p - Type 03 Rev C, Proposed flat type - 2b4p - Type 01 Rev C, Proposed flat type - 2b4p - Type 02 Rev C, Proposed flat type - 2b4p - Type 03 Rev C, Proposed flat type - 2b4p - Type 04 Rev C, Proposed flat type - 1b2p - Type 01 Adaptable Rev C, Proposed flat type - 1b2p - Type 02 Adaptable Rev C, Proposed flat type - 2b3p - Type 01 Adaptable Rev C, Proposed flat type - 2b3p - Type 02 Adaptable Rev C, Proposed flat type - 2b3p - Type 03 Adaptable Rev C, Proposed flat type - 2b3p - Type 04 Adaptable Rev C, Proposed block 2 & 3 north and south elevations Rev C, Proposed block 2 & 3 west elevations Rev C, Proposed block 2 & 3 east elevations Rev C, Proposed block 2 & 3 courtyard section Rev B, Proposed accommodation schedule rev B, Proposed refuse drawing Rev A, Proposed materials elevation Rev A, Recessed brick panel above window Rev A, Projecting roof to top floor Rev A, Recessed GRC vertical panel Rev A, Recessed panel between GRC panel Rev A, Reconstituted stone banding Rev A, Recessed panel between windows Rev A, Terrace upstand Rev A, Recessed intermediate balcony Rev A, Recessed car park entry door in living wall Rev A, A - Block entrance door Rev A, Typical separating intermediate floor/ wall junction, D2241_L001_Colour Landscape Masterplan Rev A, D2241.S1.L.101 Rev A Page 3 of 18

4 Technical reports: Planning Statement prepared by Barton Willmore; Design and Access Statement: Reserved Matters Application Condition 3 Plot 2 (Buildings 2 & 3) prepared by Hester Architects Limited; Reserved Matters Landscape Statement Rev A prepared by Fabrik; and Transport Letter prepared by TTP Consulting. Informatives 1. The decision to approve the reserved matters application for Plot 2 of St Bernard s Hospital Phase S1 (Uxbridge Road) redevelopment has been taken by the Council s Planning Committee after taking account of the relevant National, Strategic and Local Planning policies National Planning Policy Framework 4. Promoting sustainable transport 6. Delivering a wide choice of 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. The London Plan (2015) London s Places 2.6 Outer London: Vision and Strategy 2.7 Outer London: Outer London: Economy 2.8 Outer London: Transport 2.13 Opportunity Areas and Intensification Areas Areas for Regeneration 2.18 Green Infrastructure: The Network of Open and Green Spaces London s People 3.1 Ensuring Equal Life Chances for All 3.2 Improving Health and Addressing Health Inequalities 3.3 Increasing Housing Supply 3.4 Optimising Housing Potential 3.5 Quality and Design of Housing Developments 3.6 Children and Young People s Play and Informal Recreation 3.7 Large Residential Developments 3.8 Housing Choice 3.9 Mixed and Balanced Communities 3.14 Existing Housing 3.16 Protection and Enhancement of Social Infrastructure London s Response to Climate Change 5.1 Climate Change Mitigation 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.4 Retrofitting 5.5 Decentralised Energy Networks 5.6 Decentralised Energy in Development Proposals Page 4 of 18

5 5.7 Renewable Energy 5.8 Innovative Energy Technologies 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 5.18 Construction, Excavation and Demolition Waste 5.21 Contaminated Land London Transport 6.1 Strategic Approach 6.3 Assessing the Effects of Development on Transport Capacity 6.5 Funding Crossrail and other Strategically Important Transport Infrastrcuture 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Easing Congestion 6.12 Road Network Capacity 6.13 Parking London s Living Places and Spaces 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 7.7 Location and Design of Large and Tall Buildings 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 Enhancing Soundscapes 7.18 Protecting Local Open Space and Addressing Local Deficiency 7.19 Biodiversity and Access to Nature 7.21 Trees and Woodlands Implementation Monitoring and Review 8.2 Planning Obligations 8.3 Community Infrastructure Levy London Plan Supplementary Planning Guidance /Documents The control of dust and emissions during construction and demolition (July 2014) Shaping Neighbourhoods: Character and Context (June 2014) Housing (November 2012) Accessible London: Achieving an Inclusive Environment (October 2014) Sustainable Design and Construction (April 2014) Use of planning obligations in the funding of Crossrail, and the Mayoral Community Infrastructure Levy (April 2013) Page 5 of 18

6 Shaping Neighbourhoods: Children and Young Peoples Play and Informal Recreation (September 2012) Planning for Equality and Diversity in London (October 2007) Ealing s Development (or Core) Strategy, April Spatial Vision for Ealing (a), (b), (e), (f), (g), (h), (i), (j), (k), 1.2 Delivery of the Vision for Ealing - (a), (d), (f), (h), (k), (m), (g) 2.1 Uxbridge Road / Crossrail Corridor (a), (c) 5.4 Protect the Natural Environment - Biodiversity and Geodiversity 5.5 Promoting Parks, Local Green Space and Addressing Deficiency 5.6 Outdoor Sports and Active Recreation 6.1 Physical Infrastructure 6.2 Social Infrastructure 6.3 Green Infrastructure 6.4 Planning Obligations and Legal Agreements Ealing Development Management Development Plan Document (adopted December 2013) LV 2.18 Green Infrastructure:The Nature of Open and Green Spaces LV 3.4 Optimising Housing Potential LV policy 3.5 Quality and Design of Housing Developments 3A Affordable housing LV policy 5.2 Minimising Carbon Dioxide Emissions LV policy 5.10 Urban Greening LV 5.11 Green Roofs and Development Site Environs LV 5.12 Flood Risk Management LV 5.21 Contaminated Land LV 6.13 Parking 7A Operational Amenity LV 7.3 Designing Out Crime LV 7.4 Local Character 7B Design Amenity 7C Heritage 7D Open Space EA Presumption in favour of sustainable development Ealing Supplementary Planning Guidance (retained as interim guidance) SPG 3: Air Quality SPG 4: Refuse and Recycling Facilities SPG 9: Trees and Development Guidelines SPG 10: Noise and Vibration In reaching the decision to grant reserved matters consent specific consideration was given to the compliance of the proposals with the approved parameters plans, Design and Access Statement and Design Principles Document and the other standards and commitments that formed part of the extant outline permission. Consideration was also given to the quality of the residential development and its relationship with the surrounding heritage assets and the impact of the development on the living conditions of neighbours and the residential amenity of future residents. Consideration was also given to the design and usability of the semi-public spaces and the integration of the proposed landscaping with the wider development and the satisfactory provision of car and cycle parking. It is concluded that the proposal is acceptable on these grounds, and that there were no other material considerations that would warrant refusal of the application. Page 6 of 18

7 2. To assist applicants in a positive manner, the Local Planning Authority has produced policies and written guidance, and offers and encourages a comprehensive pre-application advice service, all of which is available on the Council's website and outlined in a 24 hours automated telephone system. The scheme complied with policy and guidance. The Local Planning Authority delivered the decision proactively in accordance with the requirements of the National Planning Policy Framework. APPRAISAL Site Description: The application site subject of this reserved matters application relates to Plot 2, approved within application ref. No. P/2012/5040 at St Bernard s Hospital, as amended by application references: P/2014/2995, P/2014/5010 and P/2014/4645. The wider application site subject of the outline planning permission comprises 2.33ha of land, and forms part of the wider St Bernard s Hospital Estate. The former bowling green and associated hut is also included within the site. The site was subject of hybrid (part outline, part detailed) planning permission 2012/5040 dated 23 rd July 2013 and was sold to Catalyst Housing Association in The application site occupies the northern part of the wider St Bernard s site and has a frontage to and access from the Uxbridge Road via the Gatehouse. The Grade II Listed northern hospital boundary wall extends along the majority of the application sites frontage with the Uxbridge Road. Beyond the Uxbridge Road to the north lies a Major Employment Location at the Triangle Centre. Specifically this reserved matters application concerns plot 2 located to the south east of the Gatehouse. To the south of the site are the former Asylum Buildings which are the subject of planning permission ref: P/2012/3827 dated 08/05/2013 and do not form part of this application. This permission approved the conversion of these buildings to residential use. Beyond the former Asylum Buildings, to the south and south east of the site, are a number of buildings of modern and older construction occupied by the West London Mental Health Trust. To the east of this application site is the bus terminal serving Ealing Hospital with the hospital itself beyond. To the west of the Gatehouse and Main Gate Flats lies Ealing Hospital Tower, an 11 storey building occupied by key workers. The Windmill Park Estate and Osterley Views and Gardens lie to the west of the application site. Windmill Park Estate is a residential complex built in the 1990s and also owned and managed by Catalyst Housing whilst Osterley Views and Gardens is a Grade II listed building that originally formed part of the Asylum Complex and was converted to residential use in the 1990 s. Planning Background: Planning permission for the hybrid application (part detailed, part outline) was granted on 22 nd July 2013 (ref. no. P/2012/5040. The hybrid application includes a total of 270 residential units, of which 70 are affordable units; 22 in social rent (5 x 1 bed and 8 x 2 bed, 3 x 3 bed and 6 x 4 bed), 48 intermediate units (22 x 1 bed,23 x 2 bed and 3 x 3 bed ) and 200 market units (80 x 1 bed, 113 x 2 bed and 7 x 3 bed). The 70 affordable units account for 25.9% of the total units (27.5 % by habitable rooms) Page 7 of 18

8 More recently a number of applications have been submitted seeking minor non material amendments to the previously approved scheme and the applicant has also discharged a number of the planning conditions (full details are included later in this report). A further application ref: P/2014/6390 has been submitted to seek a minor material amendment in relation to the landscaping masterplan for the site specifically in relation to plot 2, Buildings 2 and 3. This application is to be considered at item 05 on this agenda. The planning history relevant to the wider St Bernard s Hospital estate is given below The Proposal This reserved matters application provides details of the layout, access, scale, appearance and landscaping for Plot 2 pursuant to Condition 3 of Outline Planning Permission P/2012/5040 as amended by application references: P/2014/2995, P/2014/510 and P/2014/4645. The proposal includes two apartment blocks (Buildings 2 and 3) of 6 and 7 storeys and would contain 118 dwellings all being open market tenure. The apartment blocks would contain a mix of one and two bedroom units. A semi private courtyard garden is proposed upon a deck located between the two buildings and would provide lawned areas and areas for play. All apartments are also served by balconies or terraces. In addition to the landscaping within the decked area, a scheme of hard and soft landscaping is proposed around the edge of the build that ties in with the wider landscape strategy for the site. Parking is provided in an undercroft below the landscaped deck accessed from the north, 59 parking spaces are proposed at a ratio of 0.5 with 10% (6 spaces) being accessible spaces and 20% (12 spaces being equipped with electric vehicle changing points. 174 cycle parking spaces are also proposed (1.5 spaces per dwelling). Relevant Planning History The St Bernard s Hospital Complex has been subjected to extensive work over the years. Up until 2014 the application site was owned by the West London Mental Health Trust. To help fund the building of the new medium secure unit part of the site was sold off and is now owned by Catalyst Housing who are the applicant for this application. The West London Mental Health Trust retain the southern part of the wider St Bernard s estate with a third party now owning the former asylum buildings in the central part of the site. The table below gives details of the most significant applications on the St Bernard s estate in recent years: Planning Ref. Date Decision Description Page 8 of 18

9 P/2012/ /07/2013 Conditional grant subject to s106 PP/2012/ /07/2013 Conditional grant subject to S.106 PP/2012/ /07/2013 Conditional grant P/2012/ /05/2012 Conditional grant subject to S.106 Hybrid planning application comprising: Outline element, with all matters reserved, for the demolition of Windmill Lodge, five buildings containing flats and bowling green pavilion and the resiting of an electricity substation, in conjunction with the erection of three buildings of up to 9 storeys high containing 260 residential units comprising private and affordable units and up to 803 square metres of floorspace in B1/D1 use and 67 square metres of floorspace in A1/A3/B1 use, associated hard and soft landscaping including the removal of trees, surface and basement car parking, cycle parking, servicing, public realm, access and other associated works including the provision of a pedestrian access to Uxbridge Road and alterations to vehicular access onto the hospital access road to the East, Detailed elements for a) The demolition of a single storey extension to the North side and a two storey extension in the South East corner and internal and external alterations in conjunction with the change of use of the listed gatehouse from offices to a retail unit (Use Class A1), cafe (Use Class A3), concierge accommodation (sui generis) and offices (Use Class B1) b) Internal and external alterations in conjunction with the conversion of the listed North House to 6 one-bed flats, with external bin store and cycle store, associated hard and soft landscaping, access, 3 car parking spaces and associated works. c) Erection of a three storey building to provide 4 residential units (2 one-bed and 2 threebed) with external bin store, associated hard and soft landscaping, access, 3 car parking spaces and associated works. d) Provision of 4 car parking spaces (2 disabled) and landscaping associated with the listed chapel. (Phase S1 of the St Bernard s Hospital redevelopment) Demolition of A block, Mott House, the gym and Butler House, various extensions to the Asylum buildings and some detached buildings, internal and external alterations to the Asylum building including the erection of extensions to blocks B, C, D, E and F in conjunction with the conversion of the Asylum buildings to 256 residential units and the ballroom to a residents gym and erection of a three storey building and a four storey building with underground car parking area at the Eastern end of the Asylum buildings to provide an additional 50 residential units, provision of landscaping, 205 car parking spaces (including 21 disabled, 2 car club and 3 visitor spaces and 136 in the basement area and 364 cycle parking spaces) (Phase S2 and S3 of the St Bernard s Hospital redevelopment) Provision of new energy centre building, incorporating a 20.5 metre high emission stack, with associated access and hard and soft landscaping Erection of a new 80-bed, one, two and three-storey, Medium Secure Unit building following the demolition of the existing John Conolly Wing building and the pedestrian bridge link to Ealing Hospital; minor external Page 9 of 18

10 Public Consultation Page 10 of 18 alterations to the Three Bridges Regional Secure Unit and Wells Unit (including demolition of external walkway); provision of new foul sewage pumping station; erection of 5.2 metre high secure fencing to eastern part of the site; re-provision of single storey horticulture building; provision of new Multi- Use Games Area (MUGA), landscaping works and creation of therapy gardens; and creation of 111 car parking spaces and 36 cycle parking spaces. Consultation was initiated on 15/01/2015 and ended on 05/02/2015. Letters were sent to neighbours in the Windmill Estate and to residents on roads north of the Uxbridge Road and to east of Ealing Hospital. Surrounding businesses were also consulted. Norwood Green Ward Councillors were also consulted as were the following groups: The Victorian Society Southall History Society Site notices were displayed in locations within and bordering the application site. A press notice was published in the Ealing Gazette. The consultation period formally ended on 13/02/2015. No response has been received from neighbours or members of the public. Southall History Society confirmed their objection to the proposals stating that they considered it to be over development in an already very congested area. Officer s response: the principle and quantum of development was approved on the granting of outline planning permission, there have been no material changes to the scheme that alter the acceptability of the proposals and they therefore remain acceptable, this application focuses therefore on the detailed design matters. SATUTORY CONSULTATION External Consultation English Heritage confirmed that the proposed materiality and treatment of elevations would be unlikely to have an adverse impact upon the setting of the nearby grade II listed chapel or the grade II listed Entrance Archway and confirmed that the application should be determined in accordance with national and local policy guidance and the basis of the Councils specialist conservation advice. Crime Prevention Design Officer, Metropolitan Police did not respond to the consultation request. London Fire and Emergency Planning Authority did not respond to the consultation request. Internal Consultation Landscape / Parks Service advised that the proposals were acceptable.

11 Tree Officer advised that the tree replacement strategy was acceptable. Details of the tree protection measures have already been submitted and approved subject of condition 24 of the outline planning permission. Conservation Officer confirmed that proposals were broadly in line with advice given in pre-application discussion and no objections were raised. APPRAISAL The following matters are considered to form the main planning considerations in the appraisal of the reserved matters application. - The principle of development - The acceptability of the layout, scale and appearance of the development - Quality of the resulting residential accommodation - The acceptability of the access to and from the development - The acceptability of the landscaping - Impact of the development on neighbours Principle of Development The principle of the proposed development, including the proposals to demolish the existing non listed buildings on the site and replace them with residential blocks containing 260 dwellings (to be built in 3 phases) and the delivery of a landscaped setting including new public open space was approved by the Council in consultation with the Mayor of London under extant outline permission ref: P/2012/5040, dated 22/07/2013. Since outline planning permission was granted the Council has adopted the Development Management DPD and Development Sites DPD and the Mayor has published Revised Early Minor Alterations to the London Plan (October 2013) and Further Alterations to the London Plan (March 2015) now consolidated as the London Plan There are no new policies contained within these policy documents or other material planning considerations that would introduce any new planning considerations that alter the acceptability of the principle of the development. Design, Scale, Appearance, Access and Landscaping Policy 7B Design Amenity of Ealing s Development Management DPD states that all new development must achieve a high standard of amenity for users and for adjacent uses by ensuring: a. High quality architecture b. Good levels of daylight and sunlight c. Good levels of privacy d. Coherent development of the site e. Appropriate levels of development on the site; f. Positive visual impact g. Legibility and accessibility Layout The outline planning application set out the broad principles of the site layout and established development plots within which future development would come forward. This application concerns Plot 2 and is considered to follow the principles established by the outline permission. The proposal puts Page 11 of 18

12 forward two blocks (Buildings 2 and 3) within Plot 2 (as was envisaged by the indicative scheme submitted in support of the outline planning permission). The layout of Buildings 2 and 3 within plot 2 reflect the previous footprints submitted with the outline planning application however the design has been developed allowing the enlargement of the communal courtyard garden between the blocks and providing an open aspect to both the north and south also improving the outlook for future residents. In order to facilitate the revised layout the full extent of the deviation set by the parameter plans on the eastern boundary has been utilised. This is considered to be acceptable and will still enable acceptable separation distances to future residents in adjacent plots. The separation distances between other existing and proposed properties remains as originally set out and remains acceptable. The previously envisaged basement car park has been replaced with an undercroft car park. At ground level the car parking is surrounded by flats with the communal amenity space forming an amenity deck at first floor level above the car parking. Scale The proposed heights of the apartment blocks are 6 and 7 storeys. Building 2 fronts the linear park and is to the west of the plot, this building is proposed to be 6 storeys, Building 3 in the east of the plots is 7 storeys. Whereas the outline scheme envisaged the blocks having varying heights (reducing in height to the south of the plot) it is now proposed that each building will have a uniform height from north to south. Notwithstanding this change the majority of both buildings fall within the height pararmeters set by the outline planning permission and the proposed scale is not significantly different from the outline scheme in terms of building heights. In the south east corner of the site the southern part of Building 3 does sit outside the height parameter set by the outline planning permission and therefore it has been necessary to vary the original permission. A non-material amendment (Ref: P/2014/4645) to facilitate the marginal increase in the height (1m) of the southern portion of Building 3 was approved on 8 th December The marginal increase in height in this specific area is considered to be acceptable and has allowed the scheme to be developed to allow increased amenity space and other design improvements. It should also be noted that although slightly higher in the southern part of Building 3 is lower than the consented envelope elsewhere resulting in an overall reduction in mass. On balance it is considered that the scale and mass still achieves the protection of views of the Chapel and the setting of the Gate House and overall the revised height has facilitated other improvements to the scheme. The scale is therefore considered to be acceptable and in general conformity with the approved parameters. Appearance As required by Condition 3 of the extant outline planning permission, details regarding the proposed appearance in relation to Plot 2 of the Phase S1, St. Bernard s Hospital redevelopment have been submitted. The proposed elevations respect the principles established by the outline scheme and key elements of the elevational concept have been incorporated, including: - predominantly brick elevations using subtle colour tones in order to not distract from the surrounding listed buildings; - horizontal (reconstituted) stone banding; Page 12 of 18

13 - strong vertical emphasis to the windows and their side panels; - corner inset balconies; - inset top floor The elevations are broken up by a regular arrangement of balconies and windows. Balconies are recessed on each of the corners and recessed on the main external east and west facing elevations giving strong symmetrical uncluttered elevations. The use of reconstituted stone banding, recessed windows and surrounds (the surrounds comprising a recessed brick panel above the window and recessed stone coloured cladding panel to the side of the window) all had interest to the elevation helping to break down its mass. The window frames themselves are aluminum powder coated in a grey colour to contrast with the buff sand faced brickwork. The proposed detailing is considered to be of a high quality and will add variety and interest to the building façade. The recessed balconies are considered appropriate in this setting and ensure that the views of the Chapel are not spoiled. The removal of the basement car parking and the introduction of residential units to the perimeter of the car park creates a level interface between Building 2 and the Avenue Park and removes the need for raised terraces, this simplifies the elevation and is considered to be a positive feature of the proposed development. The treatment of balcony balustrading, balustrading to the communal courtyard and gates and doors serving the car parking and communal areas have been carefully considered. The balustrading and car park gates incorporate vertical trellis fins in a colour that matches the window frames helping tie the different elements of the building together. Doors serving communal areas and bicycle stores share a similar appearance and materials and have been designed and located to avoid plain unanimated elevations. The internal elevations previously proposed where considered to be overly simple and lacked the detailing of the external elevations. Negotiation during the course of the application determination with the applicant agents secured amendments to the internal elevations which are now considered to be acceptable. The proposed internal courtyard facing elevations are still simpler but now carry through a vertical emphasis in the window proportions. Pronounced brick banding also help to break up the elevations. The internal elevations are stepped and therefore have more variation than the external elevations which has allowed a simpler treatment to be adopted. Nevertheless improved detailing of these elevations has ensured that the quality of the external facing elevations is followed through to all parts of the building. The top floor of both of the proposed buildings which is set back from the external facing elevations uses a standing seam aluminum cladding using the same grey colour to other elements of the building contrasting with the buff faced brick work below. The materials proposed are considered to be acceptable in principle, samples of all materials proposed will be submitted in relation to the discharge of condition 8 (samples of materials) of the extant outline planning permission. Access The revisions to the finished floor levels resulting from the revised car parking arrangements have necessitated revisions to both pedestrian and vehicular points of access into the plots and building. With regard to pedestrian access the original consent gave permission for the main shared core entrances to be on the outward face of each block accessed off the road, with the intention of animating the ground level and the street. The proposed application scheme seeks for the main entrances to still remain on the outward face of each block, but with secondary entrances from the undercroft car parking. Page 13 of 18

14 The proposals also incorporate private access arrangements in relation to the ground floor units direct to the proposed roads and park, as well as through the main shared core entrances, to allow for enhanced security, increased activity at street level and full use of private outdoor terraces. The car park access is now level with the street aiding both vehicular access and access for cyclists. Level access from the car park to ground floor units also assists access for disabled persons. Wheelchair accessible units are also predominantly located at ground floor level and incorporate the following modifications to ensure they are fully wheelchair accessible: - 1.0m wide doors - 300mm on pull side of doors - turning space for wheelchairs - charging space for outside wheelchair - accessible level access showers once bath removed - larger apartments to allow for future adaptation - Easy covered routes from car to flat Details of the road layout to the north of buildings 2 and 3 and the prevention of egress from the Gate House have been detailed and agreed under Condition 43 of the Outline Planning Permission (LPA Ref: P/2014/5127). Landscaping The Landscape Masterplan submitted and approved in relation to the extant outline planning permission provides comprehensive details of the landscape layout for the wider development. Amendments to this masterplan are being sought (subject of application ref: P/2014/6390 item 05 on this agenda) so enable the masterplan to fully integrate with the proposals subject of this application. The overarching aim of the wider landscape masterplan is to provide an attractive environment for the enjoyment of residents and the public. The landscaping subject of this reserved matters submission comprises the buffer zone immediately surrounding the proposed buildings where it integrates with the wider landscape masterplan and the podium level semi private courtyard located between Buildings 2 and 3. Immediately south of Plot 2 the landscaping has been modified to facilitate a pathway from the building and the bins stores to the back edge of the pavement. Due to the difference in levels the path winds through this area to create a suitable gradient to enable wheeled bins to be pushed to the roadside. Play space is proposed to either side of this path as described below. The proposals incorporate a high quality comprehensive landscape strategy including soft and hard landscaping and incorporating areas for informal and formal play for different age groups. The proposals submitted as part of this reserved matters application result in an increased level of both amenity space and play space over the extant outline permission and therefore comply both with policy and the parameters set by the outline permission. The communal courtyard garden at podium level provides for secure door step play space for toddlers with a variety of playable elements. Approximately 56m2 of play space for 0-4 year olds is provided at podium level. To the south of the buildings at ground floor level (partially within the boundary of this application and partially within the area defined by the landscape masterplan) another amenity and play area is proposed, which in total provides space for a further 125m2 of play for 0-4 year olds and 155m2 of play for 5-11 year olds. Page 14 of 18

15 In addition to play space the communal courtyard provides spaces for all residents and visitors to enjoy, including informal seating areas and more secluded areas for outdoor dining and relaxation. A simple planting palette of shrubs to provide structure and herbaceous planting to provide visual interest requires a minimal level of maintenance. Climbing plants at ground level will be encouraged to cover parts of the building facade to soften the appearance of the building, especially when approached from the north. To the edge of the plot at ground floor level hard wearing hard and soft landscaping is proposed. Hedge planting is used to define private spaces and terraces. The arrival to the south of the building will be through the play and amenity space, which will be planted with hedges, shrub planting and trees. Throughout the development a varied planting palette has been selected to provide year-round interest and provide habitats for birds and invertebrates. Soft landscaping materials have been chosen to respond to the site-wide biodiversity aspirations and aim to provide a variety habitats. Planting includes beech hedges, cherry trees and bulb planting is interspersed through the ornamental planting beds; with climbers including Ivy, Clematis, and Jasmine. The proposed hard landscape proposals have been well considered and designed to ensure that the quality of the external environment does not diminish with time. Measures include the selection of robust materials and careful detailing to facilitate cleaning, repair and where necessary replacement of the landscape components. Typical materials include: concrete aggregate Slab Paving; Tarmacadam; Corduroy paving; Natural stone paving; Loose fill play surfacing; Natural Stone Pebbles; Concrete Pin Kerb; Granite Kerb. The landscaping proposals are considered to comply with the Local Plan policies and the qualitative design commitments contained in the approved landscape masterplan, Design & Access Statement and the Design Principles document. Furthermore, it is apparent that the landscaping proposals would exceed the quantitative requirements of Ealing s Development Management DPD and the Mayor s Housing SPG and Shaping Neighbourhoods: Play and Informal Recreation SPG. Quality of Resulting Residential Accommodation Policy 7.2 of the London Plan requires that new development meets the highest standards of accessibility and inclusion and policy 3.8 of the London Plan requires all new housing to meet Lifetime Homes standards and 10% of new housing to be wheelchair accessible or easily adaptable. Internal Space Standards Policy 3.5 of the London Plan and supporting Table 3. Minimum space standards for new development sets out the internal space requirements for new development. All of the proposed units would meet or exceed the minimum space standards contained within the London Plan. Aspect The majority of the flats are dual aspect, the limited number of single aspect units are either west or east facing with an outlook to either the communal courtyard garden, the linear park of an attractive ttree lined street. No single aspect units are north facing. Lifetime Homes/Wheelchair Accessible/Adaptable Homes Policy 3.8 of the London Plan seeks to ensure that ten per cent of new housing is designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users. The applicant has demonstrated that 10% of the residential units proposed within Buildings 2 and 3 have been designed Page 15 of 18

16 to be wheelchair adaptable. All ground floor units have been designed to be wheelchair accessible in addition to other units. Policy 3.8 of the London Plan and Policy H4 of the Core Strategy also seek to ensure that new homes are built to July 2010 Lifetime Home standards. The submitted Design and Access Statement accompanying this application demonstrates that the Proposed Development has been designed utilising the Lifetime Homes 2010 guidelines. The proposed mix will provide a wide range of housing opportunities which will help create a diverse, balanced and inclusive community in accordance with the strategic objectives established in the NPPF, London Plan Policy 3A.5 and Core Strategy Policy 1.2. Private/Shared Amenity Space Table 7D.2 of Ealing s Development Management DPD require a minimum of 5sqm of private garden space per 1-2 person unit plus 1sqm for each additional occupant. The requirements in Table 7D.2 of Ealing s Development Management DPD include 19.5sqm of public open space per person, and 50sqm of amenity space per 1,000sqm of floorspace. This application seeks to improve the proposed private and shared amenity space provided within Plot 2. The podium level courtyard provides open amenity space for all residents and visitors to enjoy, including informal seating areas, space for children s play and more secluded areas for outdoor dining and relaxation. Private amenity space has been improved with courtyard flats being given large terraces. The private and shared amenity space has been improved over the extant planning permission and meets with the quantative requirements of policy, it is also considered that the development would provide a high quality environment for future residents and is therefore considered acceptable. Outlook and Privacy Ealing s Development Management Policy 7B requires good levels of privacy and a positive visual impact for new development. The supporting text indicates that residential accommodation should not normally suffer direct overlooking of internal spaces. Overlooking across the courtyard has been minimized and a wider courtyard provides better levels of privacy than originally set out within the extant outline planning permission. The enhanced public realm also improves the outlook for occupiers facing out onto the residential courtyard. Significant separation is retained between existing and proposed development outside of plot 2 and high levels of privacy and outlook as established by the extant outline permission are retained. The proposals are considered to comply with the relevant policies on outlook and privacy. Energy and Sustainability Condition 33 of the extant planning permission requires all residential dwellings to meet Code for Sustainable Homes Level 4 a pre-assessment is required to be submitted to demonstrate that this achievable. Condition 35 (which is currently under consideration by the Council) requires the submission of an Energy Strategy to include measures to be incorporated into the development to achieve an overall (minimum) reduction in carbon dioxide emissions by 25% (regulated carbon dioxide emissions) above Building Regulations 2010, for the new build elements. Mitigation of the Implications of Development In accordance with policy 8.2 of the London Plan and policies 6.1, 6.2, 6.3 and 6.4 of Ealing s Development Strategy, financial contributions have been secured under the extant outline planning Page 16 of 18

17 permission S106 Agreement towards the provision of environmental, transport, education and health service improvements in the vicinity of the site. In addition to S106 contributions and other requirements, the Mayor s Community Infrastructure Levy (CIL) was adopted on 1st April This has introduced a charging system within Ealing of 35 per sq. of gross internal floor area to be paid to the GLA. This is a non-negotiable sum. Conclusion The recommendation to grant reserved matters permission has been taken having assessed the application against the relevant policies contained in the Development Plan, which is comprised of the London Plan 2015, Ealing s development Strategy 2012 and Ealing Development Management DPD 2013 as well as the material planning considerations including the NPPF and the outline/hybrid planning permission P/2012/5040. Human Rights Act: In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights. You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report. Page 17 of 18

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