Brent Cross Cricklewood Section 73 Planning Application
October 2013
BXC04 —
Planning Statement
Addendum
Brent Cross Cricklewood Partners
10 Grosvenor Street
London W1K 4BJ
www.brentcrosscricklewood.com
BRENT CROSS CRICKLEWOOD
PLANNING STATEMENT ADDENDUM (BXC4) October 2013 Our Ref: Q20027 PREFACE This Planning Statement Addendum has been prepared by Quod to support a planning application under Section 73 of the Town and Country Planning Act 1990 for planning permission for the regeneration of Brent Cross Cricklewood without complying with conditions attached to Planning Permission Ref No: C/17559/08 (“the 2010 Permission”) granted on 28 October 2010. The primary purpose of the application is to make adjustments to the planning conditions of the 2010 Permission to reflect the evolution in the scheme design and the revised strategy for delivery in accordance with the clear policy commitment to achieve comprehensive development of the regeneration area. The Application Forms (BXC1) and Planning Statement Addendum (BXC4) which support this Section 73 application provide full details of the conditions that are proposed to be altered and why those alterations are necessary. The specific changes can briefly be summarised as follows: •
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Creation of a footbridge named the Living Bridge over the North Circular Road to improve pedestrian connectivity across the site and provide better integration between the northern and southern components of the development; Alterations to the layout of development within Brent Cross East Development Zone (ie around remodelled Brent Cross Shopping Centre) including creating the interface with the Living Bridge, as well as consequential amendments to the alignment of the River Brent; Alterations to the phasing of the development to bring more of the Brent Cross East Development Zone into Phase 1 including the new bus station; and Alterations and improvements to the open space and public realm provision, including the reconfiguration of Brent Cross Square and Market Square to integrate with the Living Bridge. These, and other changes, are designed to enable the strategic vision for comprehensive regeneration of the site to be delivered in a timely, effective and beneficial manner. The principal changes relate to the approved Parameter Plans, and attached to this Preface for ease of reference is a schedule which explains the proposed amendments to each Parameter Plan. A revised Illustrative Masterplan contained in the Revised Design & Access Statement (BXC3) has been prepared to show one way in which the scheme could be delivered in accordance with the revised Parameter Plans. The proposals contain identical quantums of development floorspace, and its distribution across the Development Zones is consistent with the Zonal Floorspace Schedule (Appendix 5 of the Revised Development Specification & Framework 2009) approved under the 2010 Permission. The introduction of the Living Bridge is a beneficial addition to the Critical Infrastructure to be delivered by the scheme, further breaking down barriers across the A406 North Circular Road and providing enhanced integration between the northern and southern sides of the town centre. The phasing of the scheme is proposed to be amended to enlarge the Primary Development Package (ie Phase 1) from that previously consented. This is fully explained in the Planning Statement Addendum (BXC4), but the principal change is the delivery of the Brent Cross East Development Zone in full (rather than being split over 2 phases) together with an expanded commitment to deliver major items of Critical Infrastructure which are currently included in Phases 2 and 3 under the 2010 Permission -­‐ the additional Phase 1 infrastructure linked to development in Brent Cross East Zone will facilitate delivery of the town centre south of the A406 North Circular Road as well as enabling the full Brent Cross East Zone to be delivered in the first phase. A table at the end of this PREFACE Preface identifies the changes to floorspace in Phase 1 by Development Zone, and also shows the remaining floorspace in each Development Zone post Phase 1 which will be delivered in a subsequent phase. The revised Indicative Construction Programme in the Construction Impact Assessment Addendum (BXC21) shows that despite the enlarged scope of Phase 1, overall delivery of this floorspace will occur over a similar timescale to that set out in the previous Indicative Construction Programme. The enlarged Phase 1 will provide a greater commitment to invest in the initial stage of the development, including the additional critical infrastructure items, and will provide an even stronger basis for the comprehensive regeneration of the site as a whole in accordance with local and regional planning policy. All of the documents submitted in support of the original planning application have been reviewed in light of the proposed alterations to the conditions attached to the 2010 Permission, as well as any other change in circumstances. A Planning Statement (BXC4) was originally submitted in March 2008 (and updated by a Revised Addendum in March 2009) in support of the planning application which led to the 2010 Permission. The original Planning Statement and the Revised Addendum have been reviewed in light of the proposed alterations to the conditions attached to the 2010 Permission, as well as any other change in circumstances, and it is clear that whilst the planning policy framework under which the 2010 Permission was granted may have evolved, the thrust of policy is very similar and so many aspects of the original Planning Statement documentation continue to be relevant today. As a result the Section 73 application now submitted is supported by this Planning Statement Addendum (BXC4) which analyses the scheme, including the proposed changes to the 2010 Permission, in the context of the current planning policy framework, drawing on the original Planning Statement documentation as necessary. References in this document to ‘Development Partners’, ‘Applicant/s ’ or ‘Developer/s ’ are to be taken to mean the Brent Cross Partners in respect of Phase 1A (North), Phase 1B (North) and Phase 2 (North) of the Development and CRL in respect of the other Phases and Sub-­‐Phases of the Development. PREFACE Table Identifying Changes to Floorspace in Phase 1 by Development Zone and Remaining Floorspace in Each Development Zone Post Phase 1 2010 Permission (sqm) Current Application (sqm) PDP Residential (Class C3) 124,330 171,150 Retail and Related Uses (Classes A1 -­‐ A5) -­‐ North 38,626 78,133 Retail and Related Uses (Classes A1 -­‐ A5) -­‐ South 22,575 22,718 0 10,970 Hotel (Class C1) 31,722 31,722 Leisure (Class D2) 17,253 20,411 Community Facilities (Class D1) 6,690 9,338 General Industrial/Storage & Distribution incl. WHF and Rail Freight (Classes B2 B8) 24,619 24,700 0 117 265,815 369,259 Market Quarter 98,082 88,201 Station Quarter 448,403 448,403 Eastern Lands 242,255 234,192 0 0 190,977 190,976 Cricklewood Lane 4,180 0 Railway Lands 42,269 36,614 Brent Cross East 75,664 0 Brent Cross West 52,342 52,342 Total 1,154,172 1,050,728 Overall Total 1,419,987 1,419,987 Business (Class B1) Rail & Bus Station (Sui Generis) Total Development Zones Post PDP Clitterhouse Playing Fields Brent Terrace SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS Parameter Plan PARAMETER PLAN 001 – Development Zones 
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PARAMETER PLAN 002 – Transport Infrastructure 
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Changes North Minor change to Development Zone boundary – the northern part of BX West Development Zone is being brought into BX East Development Zone; and The plan shows Building Zones which are defined by the approximate location of roads/routes and open spaces as controlled by other Parameter Plans. Floorspace allocated to each Development Zone is further sub-­‐
divided to each Building zone as per Parameter Plan 014. Changes are required to the configuration of the Building Zones in Brent Cross East zone, consistent with changes to Parameter Plans 002 and 003. The plan in the 2010 Permission identifies the ‘approximate’ location of the bus station. The proposed new location is slightly to the east of the existing, and despite the ‘approximate’ flexibility it is proposed the plan be updated to show the new location; The plan shows the introduction of the Living Bridge; The plan in the 2010 Permission showed indicatively Vehicle Access Points into Building Zones which were to be defined at a reserved matters stage. The plan will be updated to show revised indicative locations; The label “Zone where building can be built over highway infrastructure” has been removed; Minor changes are made to the supporting text to reflect the above and other small changes. 
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Changes South The boundary of the Market Quarter and Eastern Lands Development Zones is altered slightly to include the Living Bridge in Eastern Lands; and The plan shows Building Zones which are defined by the approximate location of roads/routes and open spaces as controlled by other Parameter Plans. Floorspace allocated to each Development Zone is further sub-­‐divided to each Building zone as per Parameter Plan 014. Changes are required to the configuration of the Building Zones in Eastern Lands & Market Quarter zones, consistent with changes to Parameter Plans 002 and 003. The revised plan shows the introduction of the Living Bridge; The plan in the 2010 Permission identifies Claremont Avenue with a deviation of +/-­‐35m, and its location as now proposed falls within this threshold. However, the location will be updated on the revised plan to reflect the relationship with the Living Bridge; The plan in the 2010 Permission identifies the east/west route between Market Square and the A41 pedestrian bridge with a deviation of +/-­‐40m. The location of this route as now proposed falls within this threshold, but for completeness the new location is shown on the revised plan; The plan in the 2010 Permission shows a Managed Vehicular Route which is identified through the Education Zone E1. This has been revised slightly in light of the location and configuration of the education facilities; Minor changes are made to the supporting text to SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 002 – Transport Infrastructure 
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The plan in the 2010 Permission identifies the ‘approximate’ location of the bus station. The proposed new location is slightly to the east of the existing, and despite the ‘approximate’ flexibility it is proposed the plan be updated to show the new location; The plan shows the introduction of the Living Bridge; The plan in the 2010 Permission showed indicatively Vehicle Access Points into Building Zones which were to be defined at a reserved matters stage. The plan will be updated to show revised indicative locations; The label “Zone where building can be built over highway infrastructure” has been removed; Minor changes are made to the supporting text to reflect the above and other small changes. 
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PARAMETER PLAN 003 – Public Realm and Urban Structure 
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The revised plan shows the changes to the location of the River Brent and associated river crossings; The plan in the 2010 Permission shows the ‘general location’ of Brent Cross Square which is to be defined at a reserved matter stage. The plan is being revised to show the ‘general location’ of the square to the east of its present location; The plan shows the introduction of the Living Bridge; Main Connections are the principal pedestrian and cycle corridors between public realm. The links in the plan in the 2010 Permission currently relate to High Street North, a link north of Brent Cross Square into BXSC, north of River Brent Nature Park to Sturgess Park, and between Templehof Bridge and Brent Cross Square. Small modifications are shown to the location of these routes to reflect the revised layout configuration; 
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The revised plan shows the introduction of the Living Bridge; The plan in the 2010 Permission identifies Claremont Avenue with a deviation of +/-­‐35m, and its location as now proposed falls within this threshold. However, the location will be updated on the revised plan to reflect the relationship with the Living Bridge; The plan in the 2010 Permission identifies the east/west route between Market Square and the A41 pedestrian bridge with a deviation of +/-­‐40m. The location of this route as now proposed falls within this threshold, but for completeness the new location is shown on the revised plan; The plan in the 2010 Permission shows a Managed Vehicular Route which is identified through the Education Zone E1. This has been revised slightly in light of the location and configuration of the education facilities; Minor changes are made to the supporting text to reflect the above and other small changes; Tempelhof link road has been classed as a primary route. The plan in the 2010 Permission shows the general location of Market Square (M2) -­‐ it’s exact location, configuration and size was to be defined at the reserved matter stage. The revised location of the square will fall in the ‘general’ location defined, but the plan has been updated to show the new location of the Square relative to the Living Bridge; The Main Connection along Claremont Avenue and Whitefield Avenue has changed consistent with the changes to Parameter Plan 002 above; A Floating Building Zone was shown within Market Square. This has been removed from the plan; A Managed Pedestrian Route is identified through the Education Zone E1, which will need to be revised in light the final location and configuration of the education facilities, as per plan 002 above; SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLANS 004 & 005 -­‐ Ground Level and Upper Level Land Uses to Frontages 
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PARAMETER PLAN 006 -­‐ Finished Site Levels 
PARAMETER PLAN 007 -­‐ Maximum Building and Frontage Heights 
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The plan in the 2010 Permission shows the land use character of principal elevations. The locations of these elevations will need to be updated consistent with changes to Parameter Plans 002 and 003; The use of principal elevations within Brent Cross East zone will continue to be ‘Predominantly Retail or Leisure or Hotel’ at ground floor, however, updates are required at ground and upper to reflect the revised scheme inc multi storey car parking, community uses, residential, etc; Upper levels of western and eastern parts of Brent Cross East classed as ‘Any Permitted Use’. Small changes to reflect the amendments to the scheme, including the Living Bridge. 
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Small changes to reflect the amendments to the scheme, including the Living Bridge. The plan in the 2010 Permission defines maximum heights of buildings above finished ground floor level (inclusive of plant) for both Building Zones and along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights shown in the plan of 2010 Permission are generally maintained, although some changes have occurred, mainly to the south of Brent Cross East zone where a maximum height threshold has changed from 50m and 33m to 42m; The plan in the 2010 Permission indicates building and frontage heights from finished ground floor level (where pedestrian entrance points into buildings interface with public realm). To improve clarity of the 
The plan in the 2010 Permission defines maximum heights of buildings above finished ground floor level (inclusive of plant) for both Building Zones and along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights shown in the plan of 2010 Permission are generally maintained in the revised plan, with small modifications proposed around Market Square which reduces maximum plot height from 50m to 45m (due to the removal of the floating building zone in Market Square); and The plan in the 2010 Permission indicates building and frontage heights from finished ground floor level (where pedestrian entrance points into buildings 
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The plan in the 2010 Permission shows the land use character of principal elevations. The locations of these elevations will need to be updated consistent with changes to Parameter Plans 002 and 003; Minor land use changes are proposed including making the elevation adjacent to the Living Bridge Predominantly Retail or Leisure or Hotel; Removal of the floating building zone in Market Square. SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS plan it is proposed to introduce AOD levels at given points to enable anticipated maximum AOD heights to be identified. This presentational improvement to the plan does not alter the overall maximum heights themselves. This has been described in the supporting text to the plan. PARAMETER PLAN 008 -­‐ Minimum Frontage Heights 
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The plan in the 2010 Permission defines minimum heights of buildings above finished ground floor level along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights in the plan of the 2010 Permission parameter are generally consistent with the revised scheme; Height parameters along the Living Bridge needs to be introduced; The frontage height of the building immediately south of the shopping centre has increased; As per Parameter Plan 007, to aid clarity anticipated AOD levels have been identified at given points. 
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PARAMETER PLAN 009 -­‐ Basement and Service Access 
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The plan in the 2010 Permission defines those elements of the development where servicing or car parking basement or undercroft construction may be built, and frontages where access is permissible. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The principles of the plan in the 2010 Permission continue to apply, however, Building Zones to the south of Brent Cross East Development Zone have been given 
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interface with public realm). To improve clarity of the plan it is proposed to introduce AOD levels at given points to enable anticipated maximum AOD heights to be identified. This presentational improvement to the plan does not alter the overall maximum heights themselves. This has been described in the supporting text to the plan. The plan in the 2010 Permission defines minimum heights of buildings above finished ground floor level along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights in the plan of the 2010 Permission parameter are generally consistent with the revised scheme, save for the Building Zone adjacent to the Living Bridge which has a minimum height of 27m to give definition and prominence to the bridge; As per Parameter Plan 007, to aid clarity anticipated AOD levels have been identified at given points. The plan in the 2010 Permission defines those elements of the development where servicing or car parking basement or undercroft construction may be built, and frontages where access is permissible. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The principles of the plan in the 2010 Permission continue to apply, however, updates are proposed to reflect the introduction of the Living Bridge and the SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS 
the potential to include some form of basement, with small updates to elevations where access would be acceptable; and Minor updates have been proposed to the supporting text, including increase the maximum depth of basements in Brent Cross East Development Zone from 7 to 9m. associated ramp. PARAMETER PLAN 010 -­‐ Utilities 
In order to reflect the introduction of the Living Bridge, the possible zones for where utilities may cross the A406 has been updated. 
In order to reflect the introduction of the Living Bridge, the possible zones for where utilities may cross the A406 has been updated. PARAMETER PLAN 011 – River Brent 
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The plan has been updated to reflect the revised relocation and configuration of the river channel to the south of Brent Cross East Development zone; and Associated changes have been made to the supporting text. 
N/A PARAMETER PLAN 012 – Clitterhouse Playing Fields 
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No changes are proposed. PARAMETER PLAN 013 – Transport Interchanges 
The location of the bus station relative to the River Brent, North Circular Road and the proposed Building Zones has been updated; and Consequential changes are proposed to the layout principles and the specification of the bus station in plan and text form, following discussions with the 
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SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 013 – Transport Interchanges 
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PARAMETER PLAN 014 – Floor Space Thresholds 
PARAMETER PLAN 015 – Indicative Layout Plan 
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PARAMETER PLAN 016 -­‐ Existing Buildings and Open Spaces 
The location of the bus station relative to the River Brent, North Circular Road and the proposed Building Zones has been updated; and Consequential changes are proposed to the layout principles and the specification of the bus station in plan and text form, following discussions with the highway authorities. As a result of the updates to the configuration of Building Zones as described above, and the floorspace quantum and primary use of that floorspace for each Building Zone has been updated. However, the overall floorspace totals within each Development Zone are consistent with the 2010 Permission. 
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As a result of the updates to the configuration of Building Zones as described above, and the floorspace quantum and primary use of that floorspace for each Building Zone has been updated. However, the overall floorspace totals within each Development Zone are consistent with the 2010 Permission. The Indicative Layout Plan illustrates one way in which the BXC development could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect the revised illustrative masterplan, including the Living Bridge. Small buildings to south of the existing shopping centre have been highlighted as ‘to be demolished’. 
The Indicative Layout Plan illustrates one way in which the BXC development could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect the revised illustrative masterplan, including the Living Bridge. No changes are proposed. 
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SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 017 -­‐ Minor Transport Interchanges 
No changes are proposed. 
No changes are proposed. PARAMETER PLAN 018 -­‐ Waste and Freight Facilities 
No changes are proposed. 
Highway access junction removed (mistake from consented drawing). PARAMETER PLAN 019 -­‐ Primary Development Plan Layout Plan 
The Primary Development Plan (PDP) Layout Plan illustrates one way in which the layout of the PDP (ie Phase 1) could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect changes to the extent of Phase 1, including all of Brent Cross East zone. 
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The Primary Development Plan (PDP) Layout Plan illustrates one way in which the layout of the PDP (ie Phase 1) could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect changes to the extent of Phase 1, including the Living Bridge. The Indicative Zonal Layout Plan illustrates one way in which Market Quarter could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. PARAMETER PLAN 020 -­‐ Indicative Zonal Layout Plan Market Quarter 
SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 021 -­‐ Indicative Zonal Layout Plan Eastern Lands 
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PARAMETER PLAN 022 -­‐ Indicative Zonal Layout Plan Station Quarter
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PARAMETER PLAN 023 -­‐ Indicative Zonal Layout Plan Brent Terrace 
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The Indicative Zonal Layout Plan illustrates one way in which Eastern Lands could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. The Indicative Zonal Layout Plan illustrates one way in which Station Quarter could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. The Indicative Zonal Layout Plan illustrates one way in which Brent Terrace could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 024 -­‐ Indicative Zonal Layout Plan Cricklewood Lane 
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PARAMETER PLAN 025 -­‐ Indicative Zonal Layout Plan Railway Lands 
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PARAMETER PLAN 026 -­‐ Indicative Zonal Layout Plan Clitterhouse Playing Fields 
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PARAMETER PLAN 027 -­‐ Indicative Zonal Layout Plan Brent Cross East 
The Indicative Zonal Layout Plan illustrates one way in which Brent Cross East could be configured. It has been derived from the constraints set out in the other 
The Indicative Zonal Layout Plan illustrates one way in which Cricklewood Lane could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. The Indicative Zonal Layout Plan illustrates one way in which Railway Lands could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. The Indicative Zonal Layout Plan illustrates one way in which Clitterhouse Playing Fields could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. N/A SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 027 -­‐ Indicative Zonal Layout Plan Brent Cross East 
PARAMETER PLAN 028 -­‐ Indicative Zonal Layout Plan Brent Cross West 
PARAMETER PLAN 029 – Indicative Phasing Plan 
The Indicative Zonal Layout Plan illustrates one way in which Brent Cross East could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. The Indicative Zonal Layout Plan illustrates one way in which Brent Cross West could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. The Indicative Phasing Plan identifies one way in which the scheme may be delivered, with Phase 1 being consistent with that in Parameter Plan 019. The plan has been updated to reflect the revised Phase 1 and Brent Cross West zone falling within Phase 2 rather than Phase 3. 
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The Indicative Phasing Plan identifies one way in which the scheme may be delivered, with Phase 1 being consistent with that in Parameter Plan 019. The plan has been updated to reflect the revised Phase 1. Contents
1.
INTRODUCTION ................................................................................................................................... 2 2.
FACTUAL BACKGROUND ..................................................................................................................... 4 3.
THE SECTION 73 APPLICATION ............................................................................................................ 6 4.
VISION ............................................................................................................................................... 14 5.
POLICY ASSESSMENT ......................................................................................................................... 17 6.
POLICY ASSESSMENT: PLANNING DESIGNATIONS ............................................................................ 26 7.
POLICY ASSESSMENT: POLICY THEMES AND OBJECTIVES ................................................................. 32 8.
POLICY ASSESSMENT: OVERALL SUMMARY ...................................................................................... 51 9.
REGENERATION BENEFITS ................................................................................................................. 56 10.
DELIVERY ........................................................................................................................................... 59 11.
CONCLUSIONS ................................................................................................................................... 64 DOCUMENTS Document 1: Document 2: Document 3: Document 4: Document 5: Document 6: Document 7: Document 8: Document 9: Document 10: Original Planning Statement (March 2009) Site Location Plan Schedule of changes to conditions of the 2010 Permission Phase 1 Floorspace Schedule Illustrative Plans of the sub phases to Phase 1 Schedule of Changes to Parameter Plans Revised Illustrative Masterplan Illustrative Masterplan Proposals response to UDP policies and the Development Framework Extract of UDP Proposals Map 1 1.1
INTRODUCTION This Planning Statement Addendum (BXC4) has been prepared by Quod to support a planning application under Section 73 of the Town and Country Planning Act 1990 for planning permission for the regeneration of Brent Cross Cricklewood (“BXC”) without complying with conditions attached to Planning Permission Ref No: C/17559/08 (“the 2010 Permission”) granted on 28 October 2010. The primary purpose of the application is to make adjustments to the planning conditions of the 2010 Permission to reflect the evolution in the scheme design and the revised strategy for delivery in accordance with the clear policy commitment to achieve comprehensive development of the regeneration area. The proposals contained in this application are identical in terms of quantums of development floorspace to the 2010 Permission, and its distribution across the Development Zones is consistent with the Zonal Floorspace Schedule (Appendix 5 of the Revised Development Specification & Framework 2009) approved under the 2010 Permission. The revised scheme represents an improvement on the permitted scheme but is not fundamentally different to that consented in 2010. 1.2
A Planning Statement (BXC4) was originally submitted in March 2008 (and updated by a Revised Addendum in March 2009) in support of the planning application which led to the 2010 Permission. The original Planning Statement and the Revised Addendum have been reviewed in light of the proposed alterations to the conditions attached to the 2010 Permission, as well as any other change in circumstances, and it is clear that whilst the planning policy framework under which the 2010 Permission was granted may have evolved, the thrust of policy is very similar and so many aspects of the original Planning Statement documentation continue to be relevant today. As a result the Section 73 application now submitted is supported by this Planning Statement Addendum (BXC4) which analyses the scheme, including the proposed changes to the 2010 Permission, in the context of the current planning policy framework, drawing on the original Planning Statement documentation as necessary. 1.3
The original Planning Statement (including updates from the Revised Addendum (March 2009)) is attached at Document 1 for ease of reference. This Planning Statement Addendum has been Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 2 produced to follow a similar structure to the original Planning Statement documentation, with appropriate cross referencing made where necessary. This Planning Statement Addendum is consequently set out as follows: 
Section 2: Factual Background – provides an overview of the application site and the 2010 Permission; 
Section 3: Application Proposals – explains the nature of the Section 73 application submitted and the evolution to the 2010 Permission; 
Section 4: Vision – reviews the objectives for the redevelopment of the Regeneration Area against the alterations to the scheme; 
Sections 5 ‐ 8: Policy Assessment – highlights how planning policy has evolved since the 2010 Permission and assesses the compliance of the proposed scheme, including the changes now sought to the conditions of the 2010 Permission, against those policies; 
Section 9: Regeneration Benefits – identifies the key benefits of the scheme, taking into account the proposed changes; 
Section 10: Delivery – this section sets out the approach to the phasing of the development in light of the proposed changes to the 2010 Permission; 
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Section 11: Conclusion – provides a summary of the findings of the document. It is not the intention of this document to repeat aspects of the original Planning Statement documentation where they continue to be relevant, and therefore appropriate cross referencing is made to Document 1 as necessary. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 3 2 FACTUAL BACKGROUND a) 2.1
Application Site The BXC application site comprises an area of 151ha and is located within the London Borough of Barnet (“LBB”). The site includes Brent Cross Shopping Centre to the north, the A41 and Brent Cross London Underground Station to the east, Cricklewood Lane to the south and the A5 to the west. 2.2
The site represents a significantly underutilised area of brownfield land comprising industrial uses, former railway land and retailing premises surrounded by large areas of surface level car parking. Nevertheless, given its location at the connection between the M1 and the A406, BXC represents an underused gateway site into London. The potential of the site is reinforced by its connection with the A5 and A41, and its close proximity to the Northern Line at Brent Cross London Underground Station, the Midland mainline and Brent Cross bus station. 2.3
In view of its location and its current poor environment and urban structure, the application site has been identified for over a decade within regional and local planning policy for comprehensive and strategic redevelopment. 2.4
The extent of the application site boundary is identical to that which formed that basis of the 2010 Permission. A full description of the site is contained in Section 2 of the original Planning Statement (Document 1), which continues to remain accurate today and therefore is not repeated here. A copy of the site location plan is attached at Document 2 for ease of reference. b) 2.5
The 2010 Permission Planning permission for the redevelopment of the BXC regeneration area (Permission Ref: C/17559/08) was granted on 28 October 2010. The permission is for the regeneration of the BXC site to create a new Metropolitan town centre for LB Barnet and North London. 2.6
The scheme involved the regeneration of the areas north and south of the A406 to stitch together the damaged fabric of this extensive urban area. The permission authorised a phased development to create a sustainable town centre comprising attractive residential environments, a major Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 4 commercial core and a retail environment comprising an extended shopping centre and a new High Street on the south side. This will result in BXC becoming a vibrant place to live, work and socialise, providing a catalyst for further economic growth in the surrounding area. The scheme also provides the opportunity to create a high quality modern development within a mixed community providing local shops, restaurants, offices and schools. 2.7
The 2010 Permission was granted largely in outline, but with details provided for improvements to 9 strategic junctions providing access into the site, including the A41/A406 junction and the M1/A5/A406 junction. These junctions are identified and described in full in Section 3 of the Revised Development Specification & Framework (BXC1). 2.8
The proposals were supported by a set of Parameter Plans and a Development Specification & Framework which together provide the parameters and principles, as well as the framework of controls, for the realisation of the development. As a result conditions were imposed on the 2010 Permission which required all Reserved Matter Applications to be consistent with those approved parameters and principles. 2.9
The BXC Development Partners are proposing to make adjustments to some of these parameters and principles, via amendments to the planning conditions of the 2010 Permission, to reflect the evolution in the scheme design and the revised strategy for delivery in accordance with the clear policy commitment to achieve comprehensive development of the regeneration area. This is described in more detail in the following section. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 5 3 3.1
THE SECTION 73 APPLICATION This planning application is made under Section 73 of the Town and Country Planning Act 1990 for planning permission for the regeneration of BXC without complying with conditions attached to Planning Permission Ref No: C/17559/08 granted on 28 October 2010. The primary purpose of the application is to make adjustments to the planning conditions of the 2010 Permission to reflect the evolution in the scheme design and the revised strategy for delivery in accordance with the clear policy commitment to achieve comprehensive development of the regeneration area. The revised scheme has been improved but is not fundamentally different to that permitted in 2010. 3.2
The completed Application Forms (BXC1) which support this Section 73 application provide full details of the conditions that are proposed to be altered. For ease of reference a schedule of suggested changes to the conditions is attached at Document 3. 3.3
The changes sought to the conditions are required to facilitate enhancements to the design of the development, and facilitate the delivery of what is an important regeneration project not just for LBB, but London as a whole, as recognised in regional and local planning policy. The main thrust of the changes sought can be summarised as follows: 
Creation of a new pedestrian bridge (for the purposes of this application referred to as the “Living Bridge”) over the North Circular Road to improve pedestrian connectivity across the site and provide better integration between the northern and southern components of the development; 
Alterations to the layout of development within Brent Cross East Development Zone (ie around a remodelled Brent Cross Shopping Centre) creating physical interaction with the Living Bridge, as well as consequential amendments to the alignment of the River Brent; 
Alterations to the phasing of the development including to bring more of the Brent Cross East Development Zone and items of Critical Infrastructure into Phase 1; and Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 6 
Alterations and improvements to the open space and public realm provision, including the reconfiguration of Brent Cross Square and Market Square to integrate with the Living Bridge. 3.4
These, and other changes, are designed to enable the strategic vision for comprehensive regeneration of the site to be delivered in a timely, effective and beneficial manner. Each of the above is described in more detail below. a) Living Bridge 3.5
The introduction of the Living Bridge is an important addition to the Critical Infrastructure to be delivered by the scheme, further breaking down barriers across the A406 North Circular Road and providing enhanced integration between the northern and southern sides of the town centre. 3.6
The 2010 Permission made significant strides to improving connectivity across the North Circular Road through the replacement Templehof Bridge (Ref B1 on Parameter Plan 003) and the A406 Pedestrian Bridge (Ref 4 on Parameter Plan 003). However, the introduction of the Living Bridge, in addition to these two bridges, represents an improvement to pedestrian connectivity. The northern and southern components of the town centre are anchored by Brent Cross Main Square and Market Square, which are now directly connected by the Living Bridge, allowing the benefits of the development to more readily straddle the physical divide of the North Circular Road, whilst also providing improved linkages to the surrounding communities and Clitterhouse Playing Fields. 3.7
Furthermore, the Living Bridge will act as an area of public realm, accommodating hard and soft landscaping and street furniture, to ensure the space feels part of the integrated town centre. The space may also accommodate retail pavilions and kiosks in due course, subject to the outcome of separate planning application. b) Brent Cross East Development Zone 3.8
Brent Cross East Development Zone, as shown on Parameter Plan 001, is the area around Brent Cross Shopping Centre. The introduction of the Living Bridge results in the need for consequential changes to be made to the layout of development in this Zone. Consistent with the 2010 Permission, the development continues to transform Brent Cross Shopping Centre from an inward facing facility, to Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 7 part of an outward facing network of streets and squares, thereby significantly improving routes and accessibility into the shopping centre from the immediate residential neighbourhood. 3.9
High Street North and Brent Cross Main Square act as focal points within the Zone, providing the link from the Living Bridge into the existing Shopping Centre. The High Street and Square may be partially or fully covered to provide weather protection throughout the year. Any cover would allow the penetration of significant amounts of natural light. Brent Cross Square will function across numerous levels, providing differing character areas and functions. 3.10
The Zone will continue to provide a full mix of uses including retail, leisure, residential, office, community and restaurants/cafes, as well as a high quality Bus Station. The inclusion of the Living Bridge and its integration with the built form of the town centre north of the A406 requires an amendment to the re‐alignment of the River Brent to a location further south than that shown in the 2010 Permission. Accommodating the river channel in this location enables a landscape and ecological corridor to be created along its entire length, which was not achievable in the heart of Brent Cross East zone in the 2010 Permission due to space constraints. The corridor continues to provide pedestrian and cycle routes, and interacts with the adjacent development plots, whilst also reducing the risk of flooding. 3.11
The new Bus Station occupies a broadly similar location to the 2010 Permission. The new layout of the proposed bus station ensures buses access the station from the westernmost access point and drop off passengers at the bus stops, which are covered but not enclosed. Buses then circulate into the enclosed section where they can layover in a covered section of the station underneath building overhead. Buses picking up passengers exit the station to the east. The bus station can be accessed by pedestrians from the Living Bridge and the pedestrian footbridge. The station can also be accessed directly from the Brent Cross East zone. From the Living Bridge pedestrians can gain access to the lower ground level by the lifts, escalator and stairs located at the westernmost end of the station. c) Phasing 3.12
The 2010 Permission provided details of the Primary Development Package (ie Phase 1), along with an Indicative Phasing Parameter Plan for the delivery of the remaining parts of the development. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 8 This application proposes to amend conditions to enlarge Phase 1 from that previously consented. The principal change is the delivery of the Brent Cross East Development Zone in full (rather than being split over 2 phases), together with an expanded commitment to deliver major items of Critical Infrastructure which are currently included in Phases 2 and 3 under the 2010 Permission. This additional Phase 1 infrastructure linked to development in Brent Cross East Zone will facilitate delivery of the town centre south of the A406 North Circular Road as well as enabling the full Brent Cross East Zone to be delivered in the first phase. A table attached at Document 4 identifies the changes to the floorspace in the enlarged Phase 1, and also shows the remaining floorspace in each Development Zone post Phase 1 which will be delivered in subsequent phases. 3.13
The 2010 Permission broke down Phase 1 into three sub phases 1A, 1B and 1C. The table below identifies the content of each sub‐phase as proposed in this Section 73 application for Phases 1A and 1B North, Phases 1A and 1B South and Phase 1C. Significantly it identifies that a number of significant infrastructure items are being brought into Phase 1 including the M1/A406/A5 junction, new Brent Cross Bus Station, the full re‐alignment of the River Brent and associated landscaping/ecology enhancements, etc. This provides a significant basis for the comprehensive delivery of the development. Illustrative plans of the proposed sub phases are attached at Document 5. Table 3.1: Content of Sub Phases 1A and 1B North and South, and Phase 1C compared to 2010 Permission Phase 1 2010 Permission Sub Phase 1A - Site Engineering and Preparation Works insofar as these are comprised in Phase 1; - A406 Brent Cross Ingress/Egress Junction Improvements; - A41/A406 Junction Improvements; - A407 Cricklewood Lane/Claremont Road Junction Improvements; Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum Section 73 Application - A406 Brent Cross Ingress/Egress Junction Improvements (N) - A41/A406 Junction Improvements (N) - A407 Cricklewood Lane/Claremont Road Junction Improvements (N) - A5/Diverted Geron Way (Waste Handling Facility) Junction (S) - A5/A407 Cricklewood Lane Junction Improvements (N) - Claremont Avenue (N) 9 -
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A5/Diverted Geron Way (Waste Handling Facility) Junction. A5/A407 Cricklewood Lane Junction Improvements. Claremont Avenue Claremont Road Junction North; Claremont Park Road (Part 1); Templehof Avenue and Templehof Link Road Tilling Road West Re‐
alignment and Diversion (Part 1) Claremont Avenue Junction with Tilling Road Brent Cross Pedestrian Underpass Works ; Prince Charles Drive Diversion;
Bus Station Temporary Enhancement Works Clarefield Park Temporary Replacement Open Space Clitterhouse Playing Fields Improvements Part 1 Eastern River Brent Alteration & Diversion Works. Bridge Structure B1 (Replacement A406 Templehof Bridge) River Brent Bridges (as relevant to the Eastern River Brent Alteration and Diversion Works) -
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Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum Claremont Road Junction North (N) Claremont Park Road (Part 1) (S) Templehof Avenue and Templehof Link Road (N) Tilling Road West Re‐alignment and Diversion (Part 1) (N) Claremont Avenue Junction with Tilling Road (N) Brent Cross Pedestrian Underpass Works (N) Prince Charles Drive Diversion (N) Clitterhouse Playing Fields Improvements Part 1 (N) Eastern River Brent Alteration & Diversion Works (N) Bridge Structure B1 (Replacement A406 Templehof Bridge) (N) River Brent Bridges (as relevant to the Eastern River Brent Alteration and Diversion Works) (N) M1/A406 and A5/A406 Junction Improvements (N) Central River Brent Alteration & Diversion Works (N) Bridge Structure B6 (M1 Junction 1 Pedestrian and Cycle Bridge) (N) River Brent Bridges (as relevant to the Central River Brent Alteration and Diversion Works) (N) Living Bridge (N) Whitefield Estate Replacement Units (Part 1) (N) Western River Brent Alteration & Diversion Works (N) Claremont Park Improvements (N) 10 Sub Phase 1B -
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Plot Development in relation to Plots 18, 25, 28, 46, 59 (subject to compliance with Conditions 35.3, 35.4 and 35.6) and 63; Brent Cross Main Square River Brent Nature Park Eastern Brent Riverside Park School Green Corridor Claremont Park Improvements Market Square Brent Terrace Green Corridor; Whitefield Estate Replacement Units -
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Sub Phase 1C Q20027 October 2013 -
all Plot Development and other Critical Infrastructure and works forming part of the Development within Phase 1 (but not including anything contained within Phases 1A and 1B) Brent Cross Cricklewood Planning Statement Addendum -
Clarefield Park Temporary Replacement Open Space (S) Southern Plots – 18, 25, 28, 46, 59, (subject to compliance with Conditions 35.3, 35.4 and 35.6) and 63 (S) School Green Corridor (S) Market Square (S) Brent Terrace Green Corridor (S) Community Facilities (Market Quarter) (S) Transport Interchange T2 (Replacement Brent Cross Bus Station) (N) Whitefield Estate Replacement Units (Part 2) (S) All Northern Development Plots (N) Brent Cross Main Square (N) River Brent Nature Park (N) Eastern Brent Riverside Park (N) Central Brent Riverside Park (N)
Community Facilities (Brent Cross East) (N) Sturgess Park Improvements (N) High Street North (N) River Brent Bridges (as relevant to the Western River Brent Alteration and Diversion Works) (N) Western Brent Riverside Park (N) All Other Southern Development Plots Temporary Health Centre Neighbourhood Police Unit (Market Quarter) Southern Plots – 11, 12, 13, 21, 30, 45, 51, 53, 54, 58, 82, 93 11 NB – “N” and “S” denotes whether the infrastructure relates to the Northern or Southern component of the sub phase. 3.14
The revised Indicative Construction Programme in the Construction Impact Assessment Addendum (BXC20) shows that despite the enlargement of Phase 1, its delivery of the development floorspace will occur over a similar duration to that set out in the previous Indicative Construction Programme on which the 2010 Permission is based. The enlarged Phase 1 will provide a greater commitment to invest in the initial stage of the development, including the additional critical infrastructure items, and will provide an even stronger basis for the comprehensive regeneration of the site as a whole in accordance with local and regional planning policy. 3.15
The proposed changes to the conditions facilitate the revisions to Phase 1 (and consequentially some later Phases) through the Parameter Plans and the structure for the submission of Reserved Matters and scheme implementation. d) Open Space & Public Realm 3.16
The open space and public realm proposals formed a critical part of the 2010 Permission, and were set out primarily on Parameter Plan 003. This application proposes alterations to conditions to amend Parameter Plan 003 which result in an enhanced open space strategy. This is fully explained in the Revised Public Ream & Open Space Strategy (BXC7), but in summary the proposals provide a further net increase in open space/public realm from circa 8ha in the 2010 Permission to circa 9ha. This is provided through the introduction of the Living Bridge, as well as the creation of new threshold spaces within Brent Cross East Zone. 3.17
The Parameter Plans tied to the 2010 Permission via condition provide the physical controls for the delivery of the development. This application seeks to vary conditions relating to the Parameter Plans to facilitate a number of scheme enhancements, some of which are described above. An appendix in the Revised Design & Access Statement identifies the proposed changes to each plan and provides a comparison between that consented and proposed. For ease of reference a schedule is attached at Document 6 which explains the extent of the changes to each plan. In summary, these changes primarily relate to the introduction of the Living Bridge and the consequential changes that Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 12 are made to the layout of development within Brent Cross East Development Zone north of the A406, and the alterations to phasing. 3.18
A revised Illustrative Masterplan contained in the Revised Design & Access Statement (BXC3) has been prepared to show one way in which the scheme could be delivered in accordance with the revised Parameter Plans. This is attached Document 7, with the illustrative masterplan that supported the 2010 Permission attached at Document 8. 3.19
The proposals contained in this application are identical in terms of quantums of development floorspace to the 2010 Permission, and its distribution across the Development Zones is consistent with the Zonal Floorspace Schedule (Appendix 5 of the Revised Development Specification & Framework 2009) approved under the 2010 Permission. 3.20
The changes proposed to the conditions attached to the 2010 Permission are consistent with the principles established by the 2010 Permission and would not represent a fundamental alteration to the permitted scheme. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 13 4 4.1
VISION Section 3 of the original Planning Statement identified an overall vision for the BXC site, as set out below: “The overall aim is to unite the regeneration area north and south of the A406 and to stitch together the damaged fabric of this extensive urban area. The Development Partners will create a sustainable town centre comprising attractive residential environments, a major commercial core and a retail environment along a new High Street. This will result in BXC becoming a vibrant place to live, work and socialise, providing a catalyst for further economic growth in the surrounding area. BXC represents an opportunity to create a high quality modern development within a mixed community providing local shops, restaurants, offices and schools”. 4.2
This overall vision remains unchanged and continues to be consistent with the amendments sought through this Section 73 application. 4.3
Against this overall vision, the original Planning Statement identified a number of specific objectives for the development. These objectives continue to be relevant to the scheme which forms the Section 73 application, as analysed below: 
Create an attractive mixed use vibrant town centre enabling new and existing residents to live, work and socialise ‐ the mix of uses and the floorspace quantum proposed throughout the Site remains unchanged from the 2010 Permission. The alterations to the layout of Brent Cross East Development Zone respond to the introduction of the Living Bridge and create a network of streets and squares that integrate into the existing Shopping Centre and the surrounding communities. The Living Bridge will improve pedestrian connectivity across the site, enabling the single town centre to better integrate across the physical barrier of the A406. The change in configuration of Market Square creates a flow of public realm from Brent Cross Main Square, across the Living Bridge, through Market Square and into Clitterhouse Playing Fields which is to undergo significant enhancements. The proposals therefore assist in unifying the scheme itself, but also improve integration with the surrounding residential areas. Finally, the revised re‐alignment of the River Brent enables the creation of a corridor which delivers Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 14 landscape and ecological enhancements along its full length, which is a benefit against the 2010 Permission; 
Develop a popular and accessible public transport offer – the proposals contained within the 2010 Permission for improvements to the public transport infrastructure remain unchanged as part of this application. The Brent Cross Bus Station has a slightly altered location and is likely to be partially covered by a building, compared to the 2010 Permission, but significantly the delivery of the Bus Station has been brought forward to Phase 1. Furthermore, the introduction of the Living Bridge will encourage additional pedestrian activity. The proposals continue to provide a major new railway station on the Midland Mainline, as well as the integrated pedestrian and cycle network including a collection of bridges linking into surrounding communities. Appropriate car parking standards continue to be promoted and the Framework Travel Plan will encourage use of public transport; 
An environmentally sustainable development which provides residents, workers and visitors with the opportunity to reduce their carbon footprint – the high quality and sustainability credentials of the 2010 Permission will be maintained, but in the context of the updated Building Regulations 2010 (rather than 2006 as was the case for the 2010 Permission). The development continues to promote (subject to stakeholder agreement and feasibility) the treatment of residual (non‐recyclable) waste to create a renewable fuel source for use in a combined heat and power (CHP) plant. This CHP plant will provide heat through a district heating network and power to the site, thereby creating a virtuous circle of energy and waste, which achieves significant reduction in carbon emissions via a locally generating renewable source. BXC will also continue to employ high standards of design and construction in line with the Mayor’s SPG (Sustainable Design and Construction May 2006), thus ensuring all future buildings are built in a sustainable manner. Furthermore, commercial buildings will achieve BREEAM ‘very good’ and residential properties will adhere to Code for Sustainable Homes level 4*; 
A high quality urban environment with a long term management regime – The Development Partners intend to create a high quality estate and ensure that a management structure is in Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 15 place to maintain this level of quality both during its realisation, but also following completion; and 
Create routes through the site, segregated where appropriate, to form seamless, safe and attractive corridors and ensure integration both of the site itself and with its surrounding community – the 2010 Permission sought to break down barriers to and within the site, principally though the creation of new bridges and pedestrian/cycle routes. These have been retained within the scheme but the introduction of the Living Bridge represents a significant improvement to addressing the main physical barrier on site (the A406), and the alterations to the configuration of the scheme as a result, improves the connectivity with the surrounding area, particularly Clitterhouse Playing Fields. 4.4
The scheme continues to respond positively to the above objectives, and in many instances the proposed changes to the conditions associated with the 2010 Permission are considered to enhance the contribution of the development to meeting those objectives. In particular, the introduction of the Living Bridge to create an additional link over the A406 provides a pedestrian and cyclist route through the entirety of the site. 4.5
Section 5 of the original Planning Statement provided a summary of the anticipated composition and characteristics for each Development Zone based on the illustrative masterplan. As described in Section 3 above, alterations occur to Brent Cross East, Eastern Lands and Market Quarter Development Zones, largely as a result of the introduction of the Living Bridge. The revised composition of each Development Zone is fully summarised in the Revised Design & Access Statement (BXC3). Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 16 5 5.1
POLICY ASSESSMENT Since the Planning Statement was prepared in support of the application which led to 2010 Permission the framework of planning policy has evolved. As a result, this and the following sections of this report provide an up to date assessment of the development against planning policy. 5.2
It is not the intention of these sections of the Addendum to repeat the full description of relevant planning policies as these have been provided within both the technical supporting application documents and the relevant chapters of the Environmental Impact Assessment (EIA). The purpose of this section is to provide an overview of the current thrust of policy and consider how this differs from previous policy documents, and assess the compliance of the proposed scheme. 5.3
Since the 2010 Permission there have been several changes to the planning policy framework that need to be considered. The most significant changes are set out below: 
The London Plan (consolidated changes since 2004) (2008) has been replaced by the London Plan (2011); 
The Saved Policies of Barnet’s Unitary Development Plan (2006) have been replaced by Barnet’s Local Plan – Core Strategy (2012), with the exception of the policies contained in Chapter 12: Cricklewood, Brent Cross and West Hendon Regeneration Area; 
The adoption of the Barnet Development Management Policies in 2012; and 
National planning policy (PPSs and PPGs) have been replaced by the National Planning Policy Framework (“NPPF”) which was published in March 2012. 5.4
Overall, the general thrust of planning policy in respect of BXC has not changed significantly since the 2010 Permission. Planning policy continues to recognise BXC as a significant development opportunity which has the potential to deliver a large‐scale mixed use development whilst enhancing the retail offer of the Brent Cross Shopping Centre. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 17 5.5
The remaining part of this Section, and the following two Sections, analyse the application proposals against relevant planning policies. The proposals are considered in these terms against each of the following topic areas: 5.6
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Overall Need for Regeneration 
Planning Designations 
Policy Themes and Objectives ‐ Mixed Use ‐ Sustainability ‐ Creating a Sustainable Community ‐ Retailing ‐ Housing ‐ Employment ‐ Transport ‐ Open Space ‐ Design For ease of reference a schedule in Document 9 provides a summary of the impact of the proposals against relevant UDP policies and Development Framework guidance. a) 5.7
Overall Need for Regeneration The BXC site represents a significantly under utilised area of brownfield land, comprising old industrial land, dis‐used railway sidings, single storey retail warehousing and extensive surface level car parking. The site is in clear need of regeneration. In addition the site is located adjacent to major Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 18 transport corridors of the M1, A406, A41 and A5, as well as to the Midland Mainline and Northern London Underground Line. In view of this and given the strategic location of the site as a gateway into Central London and its close proximity to other growth regions i.e. A1/M1 corridor, there is clear potential for sustainable redevelopment. 5.8
In view of the strategic locational benefits of the site, the redevelopment of BXC is an opportunity now well established in planning policy. b) 5.9
London Plan The London Plan, published in July 2011 by the Greater London Authority (“GLA”), is the Spatial Development Strategy for London. It replaced “The London Plan, consolidated with alterations since 2004” (February 2008) which included the Early Alterations (December 2006) and Further Alterations (February 2008). 5.10
The vision set out within the London Plan (Policy 1.1) is underpinned by a number of objectives that seek to ensure London is (inter alia): 
Able to meet the challenges of economic and population growth in a sustainable way; 
An internationally competitive and successful city with a strong and diverse economy; 
A city of diverse, strong, secure and accessible neighbourhoods; 
A city that delights the senses and takes care over its buildings and streets; 
A city that becomes a world leader in improving the environment locally and globally including through tackling climate change, reducing pollution, developing a low carbon economy etc.; and 
A city where it is easy, safe and convenient for everyone to access jobs, opportunities and facilities with an efficient and effective transport system. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 19 5.11
The London Plan (2011) identifies a number of geographical areas where different approaches to development are encouraged. In the first instance it divides London into a number of ‘Sub‐Regions’ (Map 2.1 of the London Plan, 2011). LB Barnet is within the North Sub‐Region. Map 2.2 identifies the geographical extent of three key areas: the Central Activities Zone; Inner London or Outer London. LB Barnet is within the Outer London zone. 5.12
The vision for Outer London (Policy 2.6) is to recognise and build on the great diversity and varied strengths found across this sub‐area. In terms of the economy, there will be a focus within Outer London on (inter alia): enabling existing sources of growth to perform more effectively; improving accessibility to competitive business locations; prioritising improvements to the business environment; identifying and bringing forward capacity in and around town centres; identifying and addressing local pockets of deprivation; ensuring the availability of an adequate number and appropriate range of homes to help attract and retain employees (Policy 2.7). 5.13
Transport in and around Outer London is addressed in Policy 2.8 which seeks to (inter alia): enhance accessibility within and between centres; integrate land use and transport; ensure that rail, bus and other transport networks function better as integrated systems; and encourage greater use of cycling and walking. 5.14
The London Plan (2011) like its predecessor continues to identify Opportunity Areas and Intensification Areas. BXC is one of 33 Opportunity Areas. Policy 2.13 indicates that the Mayor will provide proactive encouragement, support and leadership for partnerships preparing and implementing opportunity area planning frameworks to realize the growth potential in these areas. Policy 2.13 also states that development proposals within Opportunity Areas should (inter alia): 
Support the strategic policy directions for the opportunity areas set out in Annex 1 and adopted opportunity area planning frameworks; 
Seek to optimise residential and non‐residential output and densities, provide necessary social and other infrastructure to sustain growth, and where appropriate, contain a mix of uses; Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 20 
Contribute towards meeting (or where appropriate, exceeding) the minimum guidelines for housing and/or indicative estimates for employment capacity; 
Support wider regeneration (including in particular improvements to environmental quality) and integrate development proposals to the surrounding areas especially areas for regeneration. 5.15
The BXC proposals satisfy each of the above criteria. The specific Opportunity Area requirement to optimise the number of jobs and homes within the new town centre demonstrates the need for a high density development. The creation of a new town centre accords with the Mayor’s vision for BXC and his polycentric view for promoting the role of town centres, which will fulfil a void in the town centre hierarchy of the North London sub region. 5.16
The supporting text to Policy 2.13 states that Opportunity Areas are the capital’s major reservoir of brownfield land with significant capacity to accommodate new housing, commercial and other development linked to existing or potential improvements to public transport accessibility. 5.17
Annex 1 of the London Plan (2011) sets the Opportunity Area an indicative employment capacity target of 20,000 jobs and a minimum new homes target of 10,000 units. The strategic policy direction for the opportunity area (which includes West Hendon) states that: ‘this area combines former railway lands and the wider hinterland surrounding Brent Cross regional shopping centre across the A406 North Circular Road. Brent Cross is to be redeveloped to become a town centre complementing the roles of other centres nearby and with an extended mix of town activities. This should include a significant increase in new housing together with local ancillary services. A rail station on the Cricklewood site is proposed and new development should be phased with improvements to public transport and accessibility. A site for a major waste facility within the area will form a key role in North London Waste Strategy. There is significant potential for improvement to the public realm including restoration of the River Brent’. 5.18
Annex 1 also defines the opportunity area planning framework for BXC as ‘adopted’. 5.19
Policy 2.16 identifies Strategic Outer London Development Centres. Table 2.1 identifies Brent Cross with a ‘retail’ strategic function and Brent Cross Cricklewood with a strategic office (subject to Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 21 demand) function of greater than sub‐regional importance. Policy 2.16 states that within these centres there will be a focus on: co‐ordinating public and private infrastructure investment; bringing forward adequate development capacity; placing a strong emphasis on creating a distinct and attractive business offer and public realm through design and mixed use development; and improving Londoners’ access to new employment opportunities. 5.20
The London Plan advocates the need for at least 10,000 new homes and 20,000 jobs across the entire regeneration area (including West Hendon). The BXC proposals provide approximately 7,500 homes (with West Hendon contributing around 2,000 homes, as well as other sites in the regeneration such as the former Parcel Force site) and in excess of the number of jobs that are indicated. This is in accordance with the Plan which intends to maximise the potential of Opportunity Areas. 5.21
The Plan advocates the need to make the most efficient use of brownfield land and recognises that in areas of high public transport accessibility densities should be maximised. The new town centre is envisaged to have a public transport accessibility level (PTAL) of 5/6 (the highest being 6) which reflects the extensive nature of facilities provided including a new railway station and enlarged Brent Cross bus station. In view of this the scheme embraces the high density, compact city agenda including density range in main areas of 217 to 386 dwellings per ha. In addition the scheme seeks to fulfil its potential to incorporate tall buildings at appropriate locations adjacent to major infrastructure, and away from existing residential areas. This enables BXC to respond to its gateway status at the junction between the M1 and A406 and provides the necessary emphasis for a town centre of metropolitan scale. c) 5.22
Local Planning Policy Barnet’s Core Strategy is one of a suite of documents forming the Local Plan. The Local Plan sets out the policies for delivering sustainable development in the Borough. The Core Strategy details the vision and objectives for the Borough over the plan period (to 2025/26), and a series of strategic policies. The policies contained within the Local Plan replace the majority of those within the UDP (2006), but importantly Chapter 12 of the UDP has not been replaced. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 22 5.23
Map 2 provides the ‘Key Diagram’ for the Borough. BXC is a designated Regeneration/Development Area and Brent Cross Shopping Centre is identified as a Regional Shopping Centre. Brent Cross Cricklewood Regeneration Area is noted to be the subject of a planning permission granted in October 2010. As well as the provision of new homes (approximately 7,550 units) and jobs, and the transformation of the existing shopping centre, the proposals are expected to deliver a range of social, transport and green infrastructure. 5.24
Barnet is committed to a place‐shaping strategy which concentrates and consolidates housing and economic growth in well located areas that provide opportunities for development, creating a quality environment that will have positive impacts on the deprived neighbourhoods that surround them. 5.25
Policy CS2 sets out the broad policy framework and anticipated timescales for the redevelopment of BXC. The policy states that BXC is identified as an Opportunity Area in the London Plan and it will be a major focus for the creation of new jobs and homes, building upon the area’s strategic location and its key rail facilities. 5.26
The policy seeks the comprehensive redevelopment of BXC in accordance with the London Plan, the saved UDP policies (Chapter 12) and the adopted Brent Cross and West Hendon Development Framework. The policy describes this as providing the key elements of the local planning policy framework for deciding future planning applications unless and until replaced by new DPD or SPD as a result of the Local Plan Monitoring and review process. 5.27
The policy refers to specific monitoring indicators which the Council will have regard to in monitoring the progress made in the implementation and delivery of regeneration, including the achievement of important milestones towards the initiation of development described in the information box on BXC. The policy refers to an anticipation that a comprehensive redevelopment will start in Phase 1 at some point between 2015 and 2017. A key milestone for the regeneration of BXC is described as the Phase 1 Compulsory Purchase Order (CPO). The policy states that if by the end of 2014 any CPO required to deliver Phase 1 and commence the development has not been made and submitted for confirmation the Council will instigate a review of the policy framework for BXC. 5.28
The importance of BXC is reflected in saved UDP Policy GCrick which states: Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 23 “The Cricklewood, Brent Cross and West Hendon Regeneration Area, as defined on the proposals map, will be a major focus for the creation of new jobs and homes, building upon the areas strategic location and its key rail facilities. All new development will be built to the highest standards of design as well as to the highest environmental standards. A new town centre developed over the plan period, will be fully integrated into the regeneration scheme.” 5.29
The Council have also been directly involved in promoting development at BXC through the creation of a Development Framework (December 2005), prepared in conjunction with the GLA. The framework establishes a series of strategic principles for the redevelopment of the area, the overall vision for which is stated as: ‘To create a new gateway for London and a vibrant urban area for Barnet’. 5.30
In accordance with the UDP and Development Framework the BXC proposals recognise the need to create a high quality attractive environment which, together with the necessary long term management regime, will enable the realisation of a successful town centre, transforming the sites current negative perception. 5.31
The London Plan recognises the need to ensure the BXC development is realised with appropriate improvements to public transport infrastructure. This is also emphasised in Policy C7 of the UDP. As a result the scheme includes a new railway station, enlarged Brent Cross bus station, improvements to Brent Cross London Underground and improvements, if provided, to Cricklewood Railway station, as well as the new Living Bridge. Furthermore, an additional initiative to reduce reliance on the private car is the introduction of a sliding scale for residential parking which will reduce from a ratio of 1:1 to 0.7 over the life of the scheme. d) 5.32
Summary This section has demonstrated that a highly supportive planning policy framework continues to exist for the redevelopment of BXC to create a mixed use, high density town centre. Strategic policy fully supports the scale of the envisaged development which is anticipated to act as a catalyst for regeneration beyond the site to other areas of the Borough. The more detailed components of the Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 24 proposal which form the comprehensive town centre are addressed in the subsequent sections of this statement. 5.33
Strategic and local policy recognises the current poor urban structure and unsustainable uses on the BXC site which contribute little to creating an attractive, desirable environment. As a result policy emphasises the need to regenerate the site and integrate it with the surrounding community to create a piece of London. Having regard to the nature of the BXC proposals these objectives are clearly achieved in the scheme that is the subject of this application, as it was for the 2010 Permission. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 25 6 6.1
POLICY ASSESSMENT: PLANNING DESIGNATIONS The application site falls entirely within the London Borough of Barnet as identified on the application site boundary, contained with Volume BXC1 of the application submission. 6.2
In accordance with Section 38 (6) of the Planning and Compulsory Purchase Act 2004, planning applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The statutory Development Plan constitutes the London Plan (2011), Barnet’s Local Plan – Core Strategy (2012) and Development Management Policies (2012), and the Saved Policies of Chapter 12 of Barnet’s UDP (2006). 6.3
The Proposals Map that formed part of the adopted UDP (2006) remains as the Proposals Map for the Local Plan, subject to amendments made through the Development Management Policies (2012) with regard to town centres, safeguarded employment areas, and areas of special archaeological significance as well as the area action plans for Colindale and Mill Hill East. 6.4
The Site is subject to a number of specific designations through planning policy including: 
Regeneration Area ‐ Barnet Local Plan – Core Strategy, 2012 (carried through from UDP, 2006); 
Site Specific Proposals ‐ Proposals Map (2006); 
Metropolitan Open Land and Parks ‐ Barnet Local Plan – Core Strategy, 2012 (carried through from UDP, 2006); 
Sites of Importance for Nature Conservation (SINC) ‐ Barnet Local Plan – Core Strategy, 2012 (carried through from UDP, 2006); and 
6.5
Other Designations – Proposals Map (2006). The subsequent paragraphs of this section demonstrate how the proposals have responded to those designations. An extract of the Proposals Map is contained in Document 10. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 26 a) 6.6
Regeneration Area Consistent with the consideration of the 2010 Permission, the application site falls within the Cricklewood, Brent Cross and West Hendon Regeneration Area, as defined by saved Policy GCrick of the Barnet UDP. The designation of the area derives from the London Plan which it identifies as an ‘Opportunity Area’ capable of accommodating significant housing, jobs and community infrastructure. The Council’s aspirations for the site are that it be a major focus for the creation of new jobs and homes, building upon the area’s strategic location. The Council seeks the creation of a new town centre comprising a mix of uses with a pedestrian friendly environment. The scale and mixed use nature of the proposals is consistent with the Council’s aspirations for development of this significant site. 6.7
The proposals represent a single planning application for the comprehensive regeneration of the entire BXC area, which satisfies saved UDP Policy C1. Furthermore, consistent with saved UDP Policy C1a, proposals have been advanced independently for West Hendon and are therefore not included with this proposal, although the BXC scheme is consistent with it and the social infrastructure is complementary, as acknowledged in the Social Infrastructure Report Addendum (BXC10). b) 6.8
Site Specific Proposals Parts of the Site are subject to site‐specific proposals as shown in the Proposals Map (2006). The aspirations for these sites are set out below: 
Brent Cross New Town Centre (Site 31) – new town centre, comprising a mix of appropriate uses, improved public transport and pedestrian access, landscaping and diversion of the River Brent; 
Cricklewood Eastern Lands (Site 37) – mixed use including residential, office, leisure, local and neighbourhood shops, education, community uses and open space; 
New Railway Station Cricklewood (Site 38) – railway station and public transport interchange; 
New Waste Transfer Station (Site 39) – waste handling facility. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 27 6.9
These aspirations are incorporated into the proposed scheme (as they were for the 2010 Permission) through the inclusion of a mix of uses in the Eastern Lands, the provision of new mainline train station in the Station Quarter zone and Waste Handling Facility in the Railway Lands zone. c) 6.10
Metropolitan Open Land and Parks Clitterhouse Playing Fields is identified as Metropolitan Open Land. The Local Plan – Core Strategy (2012) (Policy CS7) sets out a general presumption for the protection of MOL. The Policy also seeks specifically to secure additional on‐site open space at Brent Cross Cricklewood, namely 8ha. 6.11
Consistent with the 2010 Permission, the proposals continue to retain and enhance the existing parks of Claremont Open Space, Sturgess Park and Clitterhouse Playing Fields. Any development within these parks is ancillary to its use as an open space in order to enhance its quality and accessibility to the existing and new communities on‐site and in the surrounding area. 6.12
As envisaged in the Development Framework and consistent with the 2010 Permission, the scheme continues to involve the loss of Clarefield Park and small triangles of land off Brent Terrace. However, the area lost will be reprovided in new open spaces, particularly Eastern Park and Brent Terrace Park, and overall there will be a net increase of 9ha of open space (1ha more than the 2010 Permission and that specified in the Local Plan). Furthermore, improvements to Clitterhouse Playing Fields Part 1 (excluding the Nature Park) and Claremont Park are to be undertaken in Phase 1A North. Taken in the context of the wider regeneration benefits accruing from the scheme, it is considered that the loss of an existing area of open space is appropriately mitigated and consistent with the Development Framework. 6.13
Map 10 of the Core Strategy identifies (as its predecessor in the UDP did) that a small area to the south‐western corner of the application site is deficient in open space at the local park level. The proposals continue to provide a number of new open spaces resulting in an overall increase in the quantum and quality of open space on‐site, which has increased since the 2010 Permission as a result of the introduction of the Living Bridge and other threshold spaces within Brent Cross East Development Zone. In addition, Parameter Plan 003 shows that the Scheme continues to provide green spaces in the south western area of the Site including Brent Terrace Park and the Railway Lands Nature Park, as well as urban squares such as Station Square, Gas Governor Square and, if provided, Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 28 Cricklewood Station Square. These vary in size from 2.0ha (Brent Terrace Park) to 0.1ha (Cricklewood Station Square) and thus addresses the current deficiencies. d) 6.14
Sites of Importance for Nature Conservation (SINC) Clitterhouse Playing Fields and Clarefield Park are designated within the Proposals Map as Sites of Local Importance for Nature Conservation. Barnet’s Local Plan – Core Strategy (2012) seeks to protect existing SINCs and encourages the enhancement of biodiversity across the Borough. 6.15
As proposed in the 2010 Permission, the nature conservation status of Clitterhouse Playing Fields is improved by the application proposals, particularly through the creation of a dedicated nature park within the overall area. 6.16
The loss of Clarefield Park is considered to result in an adverse impact of local significance. However, as with the 2010 Permission, the proposals create new and enhance existing areas of open space which will create a variety of habitats, including Eastern Park and Brent Terrace Park, as well as improvements to the River Brent Corridor and Clitterhouse Playing Fields. The proposals now submitted are consistent with the 2010 Permission, and the loss of Clarefield Park is entirely consistent with the Development Framework. Furthermore, as stated above improvements to Clitterhouse Playing Fields Part 1 (excluding the Nature Park) and Claremont Park are to be undertaken in Phase 1A North. 6.17
Taking into account the positive benefits arising as a result of the scheme in respect of open space and biodiversity, it is considered that the loss of Clarefield Park from the Site (prior to its re‐provision) is appropriately mitigated, particularly through the early improvement of existing spaces. e) 6.18
Other Designations The River Brent flows into the Welsh Harp Reservoir which is designated as a Site of Special Scientific Interest. Whilst the Reservoir is outside the Site boundary, the proposals do involve re‐routing the River where it flows through the Site and also works to enhance the river. The revised re‐alignment now proposed is south of the location identified in the 2010 Permission, the benefit of which is that it creates a more natural flow, habitat and bank profile, together with a series of riparian habitats, which were not fully achievable at the heart of the Brent Cross East zone in the 2010 Permission. The Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 29 replacement river is considered to lead to a positive impact on nature conservation up to Borough significance. In addition, the restoration has the potential to benefit bird conservation. This proposed change further enhances the positive impact of the proposals. No detrimental impact is expected on the Welsh Harp Reservoir. 6.19
Cricklewood and Clitterhouse Farm (Child’s Hill Sub‐Area 3a) are designated as areas of archaeological significance. Consistent with the conclusions of the 2010 Permission, the archaeological assessment found no direct evidence that archaeological remains are present within the Site. However, a number of areas of the Site were identified as potential sources of remains. Overall, whilst it may not be possible to prevent archaeological resources being disturbed, it will be a priority to ensure that any sites and finds are fully recorded and preserved in situ, where appropriate and practicable in line with Local Plan – Core Strategy Policy CS5. 6.20
The Proposals Map shows that pipeline installations cross the Site along Claremont Road, Marble Road and Hendon Way. As with the 2010 Permission, the scheme continues to propose to relocate this gas main under new road infrastructure in specific locations in the Eastern Lands zone, where some conflict occurs with proposed development plots. As such the scheme conforms to Saved UDP Policy C11 which requires developers to provide for the infrastructure, facilities and services necessary to support the regeneration of the area. 6.21
A view line from Golders Hill Park towards Harrow‐on‐the‐Hill crosses the middle of the Site and is identified as a view and landmark (shown on Map 8 of the Core Strategy – Local Plan). However, viewpoints on Golders Hill are very limited. The Visual Impact Assessment included within the Environmental Statement which accompanies this application confirms that whilst the development will be visible in the view from Golders Hill Park, there is no adverse impact on the quality of the vista overall. 6.22
A group of properties referred to as the Railway Terraces which are located beyond the south western boundary of the Site, is designated as a Conservation Area shown on the Proposals Map and referred to within the Local Plan – Core Strategy (2012). This designation is subject to Policy CS5 which seeks to proactively protect and enhance Barnet’s heritage including conservation areas. The 2010 Permission is guided by a number of design principles which include limiting the height of buildings nearby, setting buildings back from the Conservation Area and the provision of a landscape Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 30 buffer. These principles remain and the Visual Impact Assessment carried out as part of this application continues to conclude that the view from the Conservation Area into the development has no significant impact on the character and setting of the area. 6.23
The Flood Risk Assessment (BXC16), which supports the application submission, has confirmed that the improvements of the re‐aligned River Brent significantly reduce the risk of flood. In view of this the proposals are in accordance with Policy CS13. f) 6.24
Summary This section has demonstrated that the application proposals continue to respond positively to the planning policy designations of the adopted Core Strategy and saved policies of the UDP. Where impacts are recorded, such as Policy CS7, the section outlines the mitigation measures that will be incorporated to minimise any resultant impact. No additional impacts have been recorded beyond those that were identified in the proposals that led to the 2010 Permission. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 31 7 7.1
POLICY ASSESSMENT: POLICY THEMES AND OBJECTIVES This section of the statement analyses the application proposals against various planning policy themes and topics as identified in the original Planning Statement. a) 7.2
Mixed Use Mixed use development is supported at all levels of planning policy. The NPPF (2012) recognises the role that mixed use development can play in promoting healthy lifestyles by encouraging interactions between different sections of the community. 7.3
The Saved UDP Policies (2006) and the Development Framework (2005) highlight the importance of mixed use development across the entire Site, with particular emphasis within Eastern Lands which is set a target in the Development Framework to accommodate between 25%‐35% non‐residential floorspace. 7.4
The Zonal Floorspace Schedule contained within the Revised Development Specification & Framework (BXC1) confirms that the proposals achieve the principle of mixed‐use development as required by planning policy. The Schedule also confirms that the Eastern Lands land use composition falls slightly below the target set in the Development Framework at 23%, as was the case with the 2010 Permission. Furthermore, Table 11 within Section 6 of the Revised Development Specification and Framework confirms there to be a mix of uses in the enlarged Phase 1, especially within Brent Cross East Zone (ie Phase 1A and 1B North). 7.5
The proposals therefore meet the clear imperative for mixed‐use development advocated at national, regional and local tiers of planning policy. The provision in the Eastern Lands falls slightly below the 25‐35% non‐residential mixed use target in the Development Framework, although the Development Framework acknowledges that where this is the case it should not be a barrier to achieving regeneration and this approach is identical to the 2010 Permission. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 32 b) 7.6
Sustainability Sustainable development is at the heart of the Government’s aspirations for the planning system. The NPPF (2012) highlights that sustainable development can be achieved through three specific roles of the planning system including: economic, social and environmental. There is also a commitment to tackling climate change and reducing carbon dioxide emissions. 7.7
Regional and local planning policy requires new development to demonstrate how the energy hierarchy has been considered. Other requirements of policy include avoiding internal overheating; efficient use of natural resources; minimising pollution and minimising the generation of waste. 7.8
Full details of the schemes approach to sustainability and energy are set out in the Revised Environmental Sustainability Statement (BXC8) and the Revised Energy Statement (BXC9). In embracing the sustainability agenda the Scheme continues to seek to incorporate technology that can treat residual (non‐recyclable) waste at the new Waste Handling Facility (WHF) to create a refuse derived fuel (RDF) (subject to feasibility). This fuel will be used in a Combined Heat and Power (CHP) plant and will provide heat and power to the Site. The implications of this system on energy and waste is that the Site is unable to accommodate the civic amenity facility envisaged in the Development Framework. Whilst this is a deviation from Development Framework guidance, the energy and sustainability benefits of the scheme overall are considered to significantly outweigh this loss, and the approach is consistent with the 2010 Permission. 7.9
In terms of social sustainability the development provides a range of housing to create mixed and balanced communities and the necessary social infrastructure to meet the needs of the new and existing population. In economic terms, the Scheme seeks to enhance the role of the Site across the sub‐region by broadening the mix of uses. The range of commercial floorspace provided will ensure that there are significant employment opportunities for people of all skill levels. Environmentally, the Scheme will improve and enhance the provision of open space and biodiversity across the Site, particularly following the revised realignment of the River Brent. The performance standards of the buildings on‐site will also be maximised in order to reduce carbon dioxide emissions from the Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 33 Scheme. Specifically, residential buildings will achieve Code for Sustainable Homes Level 4*, with commercial buildings achieving BREEAM ‘Very Good’. 7.10
As set out in more detail in the Revised Environmental Sustainability Statement and Revised Energy Statement the proposals respond to regional and local planning policy, including the carbon reduction targets of the London Plan (which have changed since the 2010 Permission). Residential and commercial buildings will achieve a reduction in carbon emissions of 40% and 25% respectively against Building Regulations Part 2 2010. c) 7.11
Creating a Sustainable Community Planning policy at all spatial levels requires proposals to achieve mixed and balanced communities to ensure the sustainability of the development, as well as a good quality of life for those who live, work or visit. 7.12
At present, Brent Cross Shopping Centre stands isolated on the site, physically detached from the existing communities, uses and facilities to the south of the A406 North Circular Road. A key objective for the regeneration of the area is to broaden the range of uses/services available as part of the Shopping Centre to create a town centre which serves a role for neighbouring communities and also the wider area. The full mix of uses proposed as set out in the Zonal Floorspace Schedule, particularly within Brent Cross East Zone (ie Phases 1A and 1B North), confirm that this is achieved. 7.13
In order to ensure the housing growth proposed at the Site (approximately 7,500 units) was complemented by the provision of social infrastructure commensurate to the demand created by the new population, a Social Infrastructure Strategy was prepared to accompany the application which led to the 2010 Permission. This helped to inform the evolution of the masterplan in terms of the quantity and scale of community facilities required. The conclusions of this work have been reviewed in the Social Infrastructure Report Addendum (BXC10) submitted in support of this application and it has been concluded that the facilities provided within the 2010 Permission continue to be appropriate, which includes: 
Q20027 October 2013 Community facilities – 3,046sqm Brent Cross Cricklewood Planning Statement Addendum 34 
Healthcare facilities (including primary health centre) – 4,150sqm 
Education facilities (including the replacement of Whitefield and Mapledown Secondary Schools and the replacement of Claremont Primary School); 
7.14
Open space – net additional provision of 9ha (an increase of 1ha from the 2010 Permission). This quantum of community facilities provision has been agreed through discussions with key stakeholders including the local authority in order to inform and influence the evolution of social infrastructure proposals at BXC. 7.15
The assessment of the number of residents (including children) has been updated to reflect the Council’s updated child yield methodology and has been sensitivity checked against 2011 Census figures. Overall, the changes to the population expected to be accommodated by the Section 73 Scheme are not significant from those assessed previously. 7.16
Since the 2010 Permission, there has been a reduction in the surplus capacity of local primary schools. This may mean there will not be sufficient capacity to meet the needs of children accommodated by residential development in Phase 1, prior to the completion of the expanded Claremont School. For this reason, there may be a need for temporary provision to meet demand until the expansion of Claremont School has been completed. The Applicant is offering that this will be funded by additional financial contributions for Phases 1B (North) and Phase 2 (North) based on the methodology set out in the Council’s SPD on Planning Obligations on a per dwelling basis (excluding the Whitefield Estate Replacement Units), which will be used by the Council to provide additional school places. In the longer term, the proposed education campus contains sufficient consented floorspace to provide for additional primary school provision should that be required based on monitoring of later phases. 7.17
To reflect the change in phasing and ensure that appropriate mitigation is available throughout the revised phasing, financial contributions towards health facilities in the locality are offered that will be secured in the S106 Agreement in respect of Phases 1B (North) and 2 (North) on a per dwelling basis based on the GP and primary capital element of the current Healthy Urban Development Unit Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 35 (HUDU) model and payable for each of those phases within 14 days of the first commencement of the dwellings in the respective phase. 7.18
The application also includes a range of open spaces and public realm areas, which now also includes the proposed Living Bridge over the A406 and three additional threshold spaces in Brent Cross East Development Zone (a net increase of 9ha, more than the 2010 Permission). These combine to create opportunities for active lifestyles in an urban environment and promote the use of sustainable forms of transport including cycling and walking. In particular the ability to walk from Clitterhouse Playing Fields, through Market Square, over the North Circular into Brent Cross Main Square is a significant benefit of the Living Bridge and these application proposals. 7.19
It is recognised that the physical provision of social infrastructure alone is only the initial part of a commitment towards creating and sustaining a successful town centre, and mixed and balanced communities. As such an Estate Management Strategy (BXC13) was prepared as part of the application which led to the 2010 Permission to set out the role the proposed Estate Management Company will play in ensuring the proposed floorspace is used and maintained in a manner that will maximise benefit to the new community. 7.20
Open space provision throughout the Site is set out in detail later in this section and also within the (BXC7) and the Revised Design and Access Statement (BXC3). The Regeneration Strategy Addendum (BXC12) sets out a commitment to ensuring that opportunities for education and skills training are capitalised on. Overall, the proposals continue to respond positively to regional and local planning policy. d) 7.21
Retailing The London Plan (2011), Barnet Local Plan – Core Strategy (2012) and the saved policies of the Barnet UDP (2006), together with the Development Framework, recognise the need for additional retail floorspace as part of a mixed use town centre in order for BXC to fulfil a Metropolitan Town Centre role. The 2010 Permission included a net additional increase of 93,468sqm of Class A1‐A5 retail floorspace (including Brent South Shopping Park), which facilitated the creation of a retail heart to the new town centre, and also neighbourhood retail services to satisfy the day to day shopping needs Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 36 of the new resident and working population. The application is supported by a Retail Report Addendum (BXC6) which considers matters in detail, with the following key conclusions. 7.22
The application proposals now submitted fully accord with an up to date Development Plan and are consistent with the 2010 Permission granted in October 2010. The Development Plan supports the creation of a new town centre at Brent Cross Cricklewood including the provision of comparison and convenience floorspace together with a range of other town centre uses. 7.23
There is a substantial and growing quantitative need for additional retail floorspace to serve the needs of north west residents and the workforce. The scale of the need means that it cannot be met by existing centres alone. Indeed existing centres within the inner catchment have limited capacity to absorb need either through gains in floorspace efficiency or new floorspace. Hence, the London Plan, Barnet Core Strategy, saved policies of the Barnet UDP and the Development Framework specifically identify BXC as an appropriate location to focus retail growth as part of a mixed use town centre. 7.24
Consistent with the 2010 Permission, the application proposals seek planning consent for an additional 5,773sqm gross (taking account of the demolition of existing retail floorspace excluding Brent South Shopping Park) neighbourhood comparison goods floorspace over the high order 55,000sqm (gross) within town centre north. This floorspace will be comprised within the replacement foodstore and unit shops forming High Street South, which is supported by the Development Plan policy to ensure a full mix of uses is provided within town centre south, complementing those in town centre north. Indeed the Development Framework states at Page 53 that town centre south is to have “a varied and rich mix of uses reflecting its location in the town centre. The uses will be complementary to those on the north side of the A406 North Circular Road. These will include hotels, leisure, office, residential, convenience retail, cafés, bars, restaurants, live work space, cultural and arts activities”. 7.25
This floorspace supports the ‘high order’ retail north of the A406 and serves the day to day needs of the new population as well as serving a critical role in animating the public realm particularly the new High Street, and will not have any adverse impact on adjacent town centres. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 37 7.26
Furthermore, as per the 2010 Permission, 11,433sqm gross convenience floorspace (taking account of the demolition of existing convenience floorspace) is proposed. Saved Policy C1 of the UDP requires the development to be in accordance with the Development Framework, and that Development Framework states that the town centre should include “20,000sqm of convenience shopping” (page 28). The proposed convenience floorspace predominately comprised a relocated foodstore (potentially to be occupied as a Tesco Extra store) located within town centre south which would effectively compete with other comparable out of centre superstores. The remaining floorspace consists of a range of smaller unit shops, which serve the day to day needs of the resident and working population of the new town centre. 7.27
BXC is the most sustainable location to meet the retail needs of the area, as set out in the London Plan, Barnet Core Strategy, saved policies of the Barnet UDP and the Development Framework. 7.28
The up to date health check analysis demonstrates each centre to be trading healthily and the impact assessment concludes that the proposals will have no harmful impact upon the role and function of existing shopping centres within the catchment area, and will not prejudice any planned or committed investment. 7.29
Overall, the application proposals are consistent with regional and local planning policy and guidance, and that recently granted planning permission. e) 7.30
Housing The Government’s planning policy for housing is contained within the NPPF (2012), which requires LPAs to meet objectively assessed need and deliver housing which provides people with a choice about where they live and the type of accommodation available. The Local Plan – Core Strategy (2012) states that the Council will seek at least 22,550 additional homes up to 2025/26. The Scheme proposes in the region of 7,500 dwellings. Therefore, the development will contribute significantly towards the targets set out in Policy CS3. The proposals also comply with Saved UDP Policy C9, which seeks a minimum 5,000 units at BXC. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 38 7.31 The mixed use proposals within the development, together with the high level of public transport accessibility (including through improvements to bus services) and proximity to open spaces including Clitterhouse Playing Fields, make the Site well suited to high density residential development. Indeed, having regard to the improvements to Brent Cross London Underground station and, if provided, Cricklewood station, as well as the new rail and bus stations, the Consolidated Transport Assessment Report accompanying the application (BXC5) has identified the Site as having a PTAL rating of 5‐6, thus demonstrating the high level of accessibility. 7.32
An objective of the residential development at the Site is to incorporate innovative urban design and architecture to create outstanding benefits in terms of design and contribution to the Council's regeneration objectives. The current proposals set out the principles for development, however, detailed design is a reserved matter, and in these circumstances it is not possible to identify the final impact of the proposals on design. Parameters for heights and massing have been provided to allow the principal visual effects of the proposals to be assessed, as well as design principles set out in the Revised Design Guidelines (BXC3). Therefore only limited analysis of the design of the proposals against policy requirements is appropriate. 7.33
Policy 3.8 of the London Plan (2011) and Policy CS4 of the Local Plan – Core Strategy (2012) encourage a range of mix of dwelling types and size in order to meet housing needs. The intended housing mix, as set out in the Revised Development Specification & Framework (BXC1), confirms that the proposals will include a range of housing types and tenure. The Development Framework identifies a slightly different mix to that proposed. The Housing Strategy Addendum (BXC14) explains that the mix reflects the targets in the Development Framework albeit slightly modified to account of local housing need and also reflect the anticipated demand that will result from the development, which is envisaged to be slightly different to the boroughs current demands. This approach is consistent with the 2010 Permission. 7.34
In relation to housing tenure, 15% of the proposed housing will be affordable as a minimum subject to the potential for increase through a viability review mechanism with a target of 30% and a maximum of 50% if viable. London Plan Policy 3.11 requires LPAs to maximise their affordable housing provision but allows Boroughs themselves to set their own affordable housing targets. Policy Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 39 CS4 of the Local Plan – Core Strategy applies a borough wide target of 40% affordable housing on sites of 10 dwellings or more. The proposals will provide the maximum reasonable provision in line with the London Plan policy, but fall short of the borough wide target in Policy CS4 if not achieved through the review mechanism (although the 40% is noted not to be a site specific target). However, Policy 3.11 recognises that in seeking to achieve their affordable housing targets LPAs should take into account other considerations including: the need to promote mixed and balanced communities; and the viability of future development. In addition, the NPPF requires that the deliverability of sites and the scale of development should not be subject to such a scale of obligation/policy burden that their ability to be developed viably is threatened (para.173). 7.35
The Applicants continue to propose an affordable housing review mechanism, as set out in the 2010 Permission, that allows the affordable housing level to be reviewed at specific points during the development, based upon specific criteria including funding and viability. 7.36
The Scheme will comply with Lifetime Homes standards, to the extent that they can be practically achieved, given this proposal seeks to deliver a high density, mixed use development. This is acknowledged in the Development Framework which states that ‘it is recognised that the physical characteristics of the area do not necessarily lend themselves to this in every location’ (Page 36). The development also provides 10% wheelchair housing on the same basis, meeting London Plan Policy 3.8 and Local Plan – Core Strategy Policy CS4. 7.37
Overall, it is considered that the scheme will continue to broadly comply with housing related planning policy requirements set out at the national, regional and local level. The inclusion of a affordable housing review mechanism meets the ‘maximum reasonable’ test of London Plan Policy 3.11, and ensures the scheme makes a full contribution to LBB’s borough wide target of 40% secured through the review mechanism (subject to a minimum 15% provision with the potential for increase as mentioned above), having regard to the various other priorities for the site as set out in the Development Framework. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 40 f) 7.38
Employment The NPPF (2012) requires planning authorities to ensure that there is sufficient land available to support economic growth, particularly in areas well served by transport infrastructure. New development is encouraged in locations that minimises the length and number of trips in places that can be served by more efficient modes of transport. 7.39
The London Plan (2011) indicates that the BXC Opportunity Area has the capacity to deliver an additional 20,000 jobs to 2031. Saved UDP Policy C10 requires the provision of a range of employment floorspace within the proposals, recognising that the regeneration area has the potential to become a significant commercial centre and as such endorses a full range of business uses (Use Classes B1 – B8) as well as rail freight and waste facilities. Furthermore, the Development Framework anticipates a commercial district adjacent to the new main line railway station comprising predominantly office accommodation. 7.40
In this context and consistent with the 2010 Permission, the scheme comprises 395,297sqm of business floorspace as part of the mixed‐use proposals for the Regeneration Area, as well as rail freight and waste facilities. Other employment floorspace provision, which also remains consistent with the 2010 Permission, includes: 7.41

Retail – 110,927sqm 
Leisure – 26,078sqm 
Industrial – 61,315sqm 
Community facilities (including health and education) – 34,615sqm In total it is estimated that the site will deliver 27,000 new jobs, which exceeds the London Plan requirement. 7.42
There is requirement in Local Plan – Core Strategy (2012) Policy CS8 that as well as the delivery of a range of employment floorspace to meet a variety of needs over the plan period, development Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 41 proposals should commit to deliver employment and training initiatives in consultation with Barnet’s Skills Development and Employability Group. 7.43
In compliance with this requirement and in addition to the physical provision of employment floorspace on‐site, the 2010 Permission also supports a range of initiatives in order to ensure the benefits of regeneration are enjoyed locally. These initiatives continue to form part of the development and are set out in detail within the Regeneration Strategy Addendum (BXC12) but are summarised below: 
Representation of the Development Partners on a steering group which will oversee the implementation of the Skills Development Plan/Skills Employment and Enterprise Action Plan to ensure that it reflects the current opportunities available at BXC; 
Engagement with local schools, colleges and people to inform and engage them on career opportunities the Scheme could offer them; 
Encouragement of contractors and tenants to use their best endeavours to engage with guiding training provision and also in developing specific customised and recruitment activities; and 
Links with outreach activities in Barnet and with activities in neighbouring boroughs to ensure employment and training opportunities for local people are maximised. 7.44
In view of the employment requirements of strategic and local policy, it is considered that the BXC proposals continue to directly meet the policy aspirations. Furthermore, the Regeneration Strategy Addendum confirms how the proposals will act as a catalyst for regeneration in surrounding areas. 7.45
BXC provides a range of employment opportunities as a result of the diverse mix of uses proposed. This significantly enhances opportunities beyond those currently available at the site and is supplemented by an array of initiatives which seek to ensure that sufficient training and access to these jobs is provided for the local community. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 42 g) 7.46
Transport A key transport principle is to encourage development in accessible locations which will reduce the need for travel, promote the use of public transport and other non‐car modes, and reduce the number and journey lengths of trips which are made by car. 7.47
Both London Plan Policy 6.1 and Local Plan – Core Strategy Policy CS9 state that proposals with a potential for significant trip generation should be located in places which are or will be made highly accessible. Access should be by a range of modes of transport in particular public transport, walking and cycling. 7.48
The application site is bounded and bisected by major transport routes and the saved policies of the UDP highlight that it is essential that the Scheme exploit this resource in a sustainable manner. 7.49
The NPPF requires all developments that generate significant amounts of movement to be supported by a Transport Assessment, with decisions taking into account a number of matters including whether improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. 7.50
Paragraph 12.3.20 of saved Chapter 12 of the UDP states that the provision of bridges across the North Circular Road and Midland Mainline are vital to achieving sustainable regeneration, in particular the replacement Templehof Bridge which is to link town centre north and south. The 2010 Permission responded to this requirement through the provision of a series of bridges including a replacement to the Templehof Bridge, however, the proposals now submitted also introduce an additional bridge, the Living Bridge, which will have a pedestrian priority and assist navigate the physical barrier caused by the A406 linking together Brent Cross Main Square and Market Square. 7.51
Saved UDP Policy C7 specifically states a number of key criteria which should be provided as part of the proposals. As shown in the table below, they have been fully incorporated within the proposals now submitted, and as such have a positive impact on the policy. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 43 Criteria of Policy C7 A – Connections and/or improvements to the strategic road network that are satisfactory to Transport for London in relation to the TLRN and the Highways Agency in relation to the M1 motorway. B – Sufficient transport links to and through
the development, in particular this should include at least one vehicular link across the North Circular and one vehicular link crossing the railway to the Edgware Road. Application Response As with the 2010 Permission, the application
proposes improvements to a number of key junctions around the application site i.e. A406/A5/M1 and A41/A406, which have been prepared in conjunction with TfL, HA and LBB. A replacement of Templehof Bridge has been
provided as well as a new link road over the midland mainline. Furthermore, 4 pedestrian bridges are provided to improve accessibility within the site as well as linkage with surrounding areas. In addition, this application introduces the Living Bridge which will span the A406 and provide a pedestrian linkage between Brent Cross and Market Squares. C – A new railway and bus station at
Cricklewood, integrated with facilities for other public transport services and key trip generating sites within the development by a rapid transport system to Brent Cross bus station and Hendon Central and/or Brent Cross Underground Stations on the Northern Line. The integration should include the Edgeware branch of the London Underground Northern Line. A new Transport Interchange is proposed combining rail and bus facilities. An enhanced bus service will provide efficient linkages between an expanded Brent Cross bus station, and improved Brent Cross London Underground and, if provided, Cricklewood railway station. D – A new bus station at Brent Cross, north
of the North Circular with associated improvements to the local bus infrastructure.
E – Provision to upgrade the rail freight
facilities to increase the potential for distribution of goods by rail for use by businesses in North London F – Provision of an enhanced rail linked
waste transfer station serving north London. Brent Cross bus station is to be expanded and relocated, as well as improvements to the local bus network, as per the 2010 Permission. Rail freight facility re‐provided to the west of
the midland mainline consistent with the 2010 Permission. G – Priority measures for access to disabled
person, pedestrians, buses and cyclists throughout the regeneration area. Waste handling facility re‐provided west of the
midland mainline, opposite the new rail station, continues to form part of the scheme.
A pedestrian and cycle network connecting to
the surrounding area has been developed, and the requirements of disabled persons has been considered as set out in the supporting Revised Design and Access Statement. This will be set out in detail in the Area Wide Pedestrian and Cycle Study. 7.52
The forecourt works for the rapid transit service (RTS) at Brent Cross London Underground and Cricklewood Stations remain part of the proposals now submitted. However, as set out in the Transport Assessment (BXC5) there is no specific requirement for a dedicated RTS because significant Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 44 capacity is anticipated to be available on other bus services to cater for the demand related to the development, particularly in Phase 1. The Consolidated Transport Fund in the Section 106 Agreement has ear marked funds for an increase in bus services locally. As a result there is no necessity (as defined in the NPPF) for a planning condition or obligation in respect of the provision or funding of these works, however, as permission is sought for them the Transport Advisory Group (as set out in the Section 106 Agreement) could decide to allocate funds for its delivery if it chose to do so. 7.53
The application also continues to include proposals for step free access at Brent Cross London Underground and Cricklewood Stations. Funding remains in the Consolidated Transport Fund in the Section 106 Agreement for step free access feasibility studies, along with funding to contribute to the improvements at Brent Cross London Underground. The Consolidated Transport Fund does not include funding for the step free access at Cricklewood Station. The Transport Assessment modelling forecasts that Phase 1 will generate limited numbers of additional passengers at Cricklewood station, and it therefore follows that there will also be very few disabled persons requiring step free access as a result of Phase 1 of the development. Consequently, the step free access works at the existing Cricklewood Station are not considered a mitigation necessity of the scheme and are unnecessary. Furthermore, this needs to be considered in the context of improvements that are being made in Phase 1 including step free access at new Brent Cross Bus Station, the Living Bridge, and the contribution to step free at Brent Cross London Underground, as well as future step free access at the BXC railway station. This approach is considered consistent with Core Strategy Policy CS9 and saved UDP Policy C7. 7.54
The London Plan (2011), Saved UDP Policy C8 and the Development Framework all set out car‐parking and cycle parking standards for proposals. These and the way in which the Scheme respond to them are set out in the table below, which is identical to the 2010 Permission. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 45 Use London Plan Policy 6.13 Saved UDP Policy C8 Development Framework BXC 1‐2 bedrooms = less than 1 per unit 1 space per unit 1 space per unit Sliding scale from 1:1 to 0.7 space per unit 1 space per 300sqm 1 space per 300sqm 1 space per 300sqm No further car‐
parking No further car‐
parking for retail and leisure only No additional retail and leisure parking. Additional parking provided for the hotel development as per standard below 1 space per 2 bedrooms, plus 1 space per 5 seats for conference facilities 1 space per 2 bedrooms, plus 1 space per 5 seats for conference facilities 1 space per 2 bedrooms, plus 1 space per 5 seats for conference facilities Parking only for disabled passengers and staff and pick‐
up and set down Parking only for disabled passengers and staff and pick‐
up and set‐down Parking only for disabled passengers and staff, and pick up and set‐down ‐ ‐ 1 space per 2‐4 beds 1 space per 3‐5 staff 1 space per 3‐5 staff 1 space per 5 staff 3 bedrooms = 1.5‐1 per unit Housing 4+ bedrooms = 2‐1.5 per unit Business (B1/B2) 1 space per 100‐
600sqm Retail, Leisure and Hotels within New Town Centre North Hotels out of town centre Foodstore – over 2,500sqm = 1 space per 25‐38sqm in PTAL 5‐6 Non‐food = 1 space per 40‐60sqm in PTAL 5‐6 n/a Cricklewood Railway Station n/a Private hospital n/a Community facilities n/a 7.55
As with the 2010 Permission, the scheme involves the relocation of an existing foodstore in the Eastern Lands zone. The existing car‐parking spaces associated with this foodstore will be re‐provided and there is potential to make these available as shared town centre parking, with additional spaces Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 46 for the increase in floorspace based on specific London Plan policy standards for foodstores e.g. 1 space per 25‐38sqm. 7.56
The parking levels proposed within the Scheme accord with the majority of the above standards. In line with London Plan policy the development will seek to reduce reliance upon the private car. One measure is to adopt a sliding scale to residential car parking standards, which will reduce from a ratio of 1:1 to toward 0.7 as the scheme evolves. This deviates from local policy, however, given the significant enhancements to public transport including, car clubs and an efficient walking and cycling network, it is not considered to result in an adverse impact. Furthermore, consistent with the Development Framework the scheme provides car parking for the hotel component north of the A406, which is at odds with the UDP. The Development Partners have sought commercial advice and concern has been raised that to attract a high quality operator, as is envisaged, dedicated parking would be required. In view of this, and as the parking extends to only circa 180 spaces, the impact is considered minimal. The approach is consistent with the 2010 Permission. 7.57
The Consolidated Transport Assessment Report (BXC5) which forms part of the application documentation considers how transport‐specific planning policies have been addressed. In summary it is considered that the transport facilities developed as a result of the implementation of the BXC development proposals will represent a significant improvement to the efficiency and sustainability of transportation in the area. The Section 73 proposals make number of minor changes to the 2010 Permission, all of which are aimed at improving the overall scheme and, as has been demonstrated in the Section 73 Transport Report (BXC 5, Vol 5), do not prove to be detrimental to the effective delivery of the proposals. The transport impact of the BXC proposals in light of the section 73 application is therefore considered to be both desirable and acceptable and will provide significant transport benefits to the existing surrounding community as well as create an enjoyable and safe environment for all those living, working and playing in the new town centre. h) 7.58
Open Space The development includes a series of open spaces, as shown on Parameter Plan 003. As demonstrated the Revised Public Realm & Open Space Strategy (BXC7), open space is provided Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 47 throughout the development zones to offer amenity and recreation resources for the new development and surrounding areas. 7.59
Local Plan – Core Strategy Policy CS7 and Map 10 identifies a small element of the Site to the south west as being deficient in local parks, and states that the Council will seek to negotiate additional provision, where possible. The Scheme comprises a range of new spaces particularly in the southern area, including Gas Governor Square, Railway Land Nature Park as well as improvements to Millennium Green. This satisfies the local park deficiency at this part of the site, consistent with the approach in the 2010 Permission. 7.60
The introduction of the Living Bridge across the A406 not only provides an additional link between the northern and southern elements of the Site, acting as a link between the focal points of Brent Cross Main Square and Market Square, but also provides a further area of public realm which can be utilised by residents, workers and visitors. The Living Bridge would further enhance the physical integration of the northern and southern elements of the town centre beyond that shown in the 2010 Permission. Furthermore, the reconfiguration of Brent Cross East Zone has created three additional threshold squares, namely Layfield Place, Fenwick Place and Templehof Circus. As a result the net increase in public realm/open space as a result of the scheme rises to 9ha, from 8ha in the 2010 Permission (full details are provided in the Revised Public Realm & Open Space Strategy). 7.61
The Development Framework notes that the Council will not support a net loss in open space, however, in the event that loss of existing spaces cannot be avoided, a like for like replacement will be necessary. These principles have been adhered in order to provide mitigation against the loss of Clarefield Park and Brent Terrace triangles, through the creation of new spaces including Eastern Park. Furthermore, the scheme provides improvements to Clitterhouse Playing Fields Part 1 (excluding the Nature Park) and Claremont Park in Phase 1A (North), before a temporary replacement space is provided in Phase 1B (South). 7.62
The scheme has developed a set of private amenity standards for the development (which are explained in the Revised Design and Access Statement), reflecting the high density nature of the development. Playspace provision reflects the Mayor’s latest supplementary guidance. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 48 7.63
The Scheme creates an effective network of public realm, not only through the creation of new spaces, but also enhancing existing poorly managed and maintained spaces. Overall, after the mitigation of the loss of Clarefield Park (which is consistent with the Development Framework) it is considered that the Scheme accords with planning policy in respect of open space and public realm provision. i) 7.64
Design Planning policy at all spatial levels stresses the importance of good design in creating successful sustainable environments. Whilst detailed design has been reserved for future determination, the Revised Design and Statement (BXC3) defines key aspects of the proposals to ensure the effects of the scheme can be adequately assessed and that good design is assured. As explained in the Revised Design and Access Statement (BXC3), the definition of the proposed uses, the circulation roads, urban structure, network of open spaces and massing of buildings respond to the following urban design objectives contained in national and local planning policy: 
Create a sense of place with new urban and landscape strategies; 
Generate an integrated urban system, connecting fabric, public spaces, uses and road systems to their existing context; and 
Create a socially and economically integrated piece of city through a mixture of uses and tenures. 7.65
The creation of an efficient urban structure is vital to the success of the new town centre, particularly in ensuring the needs of pedestrians and cyclists are fulfilled, and the Living Bridge acts as a significant component. As such Parameter Plan 003 identifies a hierarchy of streets and cycle routes which seek to facilitate ease of movement. This structure was built on the guidance within the Development Framework and in particular Figure 18, but it has been evolved to reflect current design aspirations for the site, specifically the Living Bridge. Central to the structure is the High Street which achieves a core planning policy objective spanning the A406. The character of the High Street reflects that advocated in the Development Framework, including pedestrian friendly in High Street North and Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 49 multi‐modal in High Street South. Its orientation across the A406 via the new Living Bridge provides improved pedestrian facilities between the northern and southern components of the town centre, with Templehof Bridge still playing a role in movement across the site. 7.66
The Development Framework identifies an indicative street hierarchy in Figure 18. In terms of secondary and tertiary routes, the document notes that the locations are flexible, but that significant alterations to secondary routes would need to be justified. The current proposals conform to the general thrust of this layout. The only alteration to the secondary routes is the location of the new vehicular route through the Eastern Lands from the A41. The location has changed slightly to enable the creation of an education campus. This is within the generality of the Development Framework layout and no overall impact is recorded, consistent with the 2010 Permission. Brent Cross Main Square and High Street North may be partially or fully covered to provide weather protection throughout the year. Any cover will allow the penetration of significant amounts of natural light. 7.67
The proposals include a number of tall buildings. Policy 7.7 of the London Plan (2011) acknowledges the scope for tall buildings in Opportunity Areas. It states that tall buildings will be appropriate where they create attractive landmarks which enhance London's character, help to provide a coherent location for economic clusters of related activities and act as a catalyst for regeneration. 7.68
The Development Framework encourages the location of tall buildings to respond to the surrounding context of the area, suggesting the most suitable locations will be adjacent to major infrastructure including the A41/A406 and A406/M1/A5 junctions. Furthermore the Development Framework notes that lower buildings will be expected to form the transition to existing residential areas. As such the Framework identifies a series of concept height thresholds (identified in Figure 19), based on a range of building typologies to visually demonstrate the generic principles for building heights across the Site. 7.69
The application is supported by Parameter Plan 007 which defines the maximum building heights across the Site – alterations have been made to the maximum heights in certain locations to reflect the revised configuration of the scheme as a result of the Living Bridge. This has reflected the ethos of the Development Framework where in general buildings step up in height from south to north to Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 50 respond to the existing residential context, particularly adjacent to Clitterhouse Playing Fields and Brent Terrace. 7.70
The Development Framework applies blanket concept height thresholds to wide areas of the Site to demonstrate the general principle of building heights. In preparing the application, the Scheme has been refined in more detail, in particular to consider the amenity requirements of perimeter blocks, as promoted on Page 41 of the Development Framework. As a result, elements of the Parameter Plan exceed the heights within the illustrative concept plan of the Development Framework, to allow for innovative design solutions, such as raised corner feature to maximise internal sunlight/daylight. This explained in more detail in the Revised Design and Access Statement (BXC3). 7.71
The application identifies thresholds for the length, width and height of any building which may come forward within the Scheme. Thresholds have been developed for specific parts of the Site and are explained in the Revised Development Specification and Framework (BXC1). 7.72
In view of the above, the proposed development (including the alterations to height from the 2010 Permission) is considered to be consistent with design guidelines of planning policy. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 51 8 8.1
POLICY ASSESSMENT: OVERALL SUMMARY Similar to the outcome of the policy assessment in the Planning Statement which supported the application that led to the 2010 Permission, the previous sections of this report have identified the following aspects where the Scheme is not in complete conformity with planning policy. These are identified and considered in turn below. 
Under provision of affordable housing (Local Plan Policy CS4) ‐ Policy CS4 seeks to achieve a borough wide target of 40% affordable housing on all developments providing 10 homes or more. There is a clear need for the redevelopment of the Site, not only in seeking to address site‐specific circumstances, but to achieve the wider benefits for the Borough and sub‐region, and ultimately London. BXC as an Opportunity Area is a site earmarked to accommodate significant residential and economic growth. The proposed development is a complex regeneration scheme, which in addition to providing a range of residential accommodation, requires extensive physical infrastructure, land remediation and a significant response to the impacts of climate change resulting in substantial expenditure. In view of the costs associated with the Scheme, the proposals contribute 15% as a minimum subject to the potential for increase through a viability review mechanism with a target of 30% and a maximum of 50% if viable toward the Borough‐wide 40% target. This approach is consistent with London Plan Policy 3.11. The provision of affordable housing, therefore, takes into account identified needs of the Borough and reflects the substantial costs of providing the required regeneration, not only in addressing existing site constraints i.e. remediation, but also the provision of various elements of infrastructure including energy, waste and transportation. In view of this, the provision and balance of affordable housing is considered appropriate and accords with the local need identified by the Council. Furthermore, the applicant will continue to provide a mechanism that enables the percentage of affordable housing to increase, subject to a change in the key value and cost inputs affecting the viability of the Scheme. 
Loss of Site of Importance for Nature Conservation (SINC) (Local Plan Policy CS7) – the proposals involve the loss of Clarefield Park which is identified in the Proposals Map as a SINC. The Park will be re‐provided elsewhere on the Site and overall, the Scheme provides an Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 52 additional 9ha of open space (specifically at Eastern Park and along the River Brent corridor), 1ha more than the 2010 Permission (details of which are set out in the Revised Public Realm & Open Space Strategy). All open space and public realm will be of a high quality and will substantially improve the nature conservation value of the Regeneration Area as a whole. The Ecology chapter of the Environmental Statement has confirmed that the proposed mitigation is appropriate to address the loss of Clarefield Park. It is, therefore, considered that the proposals represent an overall benefit. This is consistent with the 2010 Permission and the Development Framework. 
Car‐parking provision (London Plan Policy 6.13; Saved UDP Policy C8; and Development Framework) ‐ In relation to residential car parking, the proposals to adopt a sliding scale are in line with the London Plan (2011) emphasis on reducing the reliance of the private car, but contrary to the relevant saved UDP policy. The development seeks to create a sustainable and accessible town centre and as a result the public transport improvements proposed (expanded bus station, new railway station, improvements to Brent Cross Underground and, if provided, Cricklewood railway station, improved bus services) and the high quality walking and cycling network provide a number of alternatives to use of the private car. Indeed, the Site has been assessed as having a Public Transport Accessibility Level (PTAL) of 5‐6. In view of the above, the reduced residential car parking standard is considered acceptable. In accordance with the Development Framework, the Scheme seeks to provide car parking to the hotel component north of the A406. However, this is at odds with the UDP which prevents any further parking north of the A406 for such uses. The Development Partners have sought commercial advice in designing this element of the Scheme and concern has been raised that a high quality operator, of the type sought at BXC, would be unlikely to locate in such premises without dedicated car parking. In view of this, and given that it is only likely to result in approximately 180 spaces, the impact is considered minimal. This is consistent with the approach in the 2010 Permission. 
Rapid Transport System (RTS) (Local Plan CS9) ‐ The Core Strategy seeks the provision of a dedicated bus system to link the key interchanges and destinations within the regeneration area. However, as set out in the Transport Assessment (BXC5) the modelling has forecast that there is no specific requirement for a dedicated RTS because significant capacity is anticipated to be Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 53 available on other bus services to cater for the demand related to the development, particularly in Phase 1. As a result there is no necessity for these works to be provided, as the needs can be adequately met be existing services. As a result the overall impact is considered minimal. 
Policy C10 (UDP) ‐ There is a discrepancy in the UDP Proposals Map with regard to the rail related employment land and mixed use land of Policy C10 resulting in a conflict between Policy C10 and Policy C1, but Policy C1 is the dominant policy and should be afforded greater weight, as was determined by the Council in granting the 2010 Permission. 
Deviation to prescribed housing mix (Development Framework) ‐ The Housing Strategy Addendum (BXC14) prepared in support of the application has identified a residential mix which deviates slightly from that suggested in the Development Framework. The proposed mix has evolved having regard to local housing needs in the area, and also the needs of the Scheme in seeking to create a balanced community. The evolution of the housing mix is in line with the requirements of the NPPF (2012). This is consistent with the approach in the 2010 Permission. 
Shortfall in non‐residential mix of uses in Eastern Land Development Zone (Development Framework) ‐ The Development Framework (2005) seeks a non‐residential mixed use provision of between 25‐35% in the Eastern Lands Development Zone. The Zonal Floorspace Schedule indicates that the Eastern Lands zone currently provides 23% mixed use which represents a slight shortfall against the target. However, the Development Framework states that the target will be subject to market demand and that it should not become a barrier to achieving sustainable physical, environmental and socio economic regeneration. In view of this and given that the provision is only marginally below the target, it is considered that the proposals fulfil the mixed use objective sought within the guidance. This is consistent with the approach in the 2010 Permission. 
Provision of Civic Amenity Site (Development Framework) – The Development Framework (2005) seeks the re‐provision of the existing waste transfer station into new high quality premises. This objective has been achieved in the regeneration proposals. The Development Framework provides details on the nature of this facility, which includes the provision of a civic Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 54 amenity site. The Applicant is intending to realise the opportunity presented at the new waste facility by treating residual (non‐recyclable) waste to create a fuel for a CHP plant, which will provide heat and power to the Site (subject to feasibility). This creates a virtuous circle of energy and waste, and reduces the amount of waste transported to landfill. However, due to the restricted nature of the Site it is not possible to provide the required technology and the civic amenity premises. There are clearly significant energy and sustainability benefits to the proposed approach, which are unlikely to be possible on many other sites in the UK. In view of this and given the benefits of the proposals, the impact is considered minimal. 8.2
Overall, the amendments to the conditions of the 2010 Permission have a positive impact in terms of the policy assessment – the above conflicts were identified as part of the assessment for the 2010 Permission. The Scheme remains broadly in compliance with the majority of policy requirements in the context of the themes and topics considered in the preceding three sections. Where conflicts with policy have been identified, these remain unchanged as well as their justification from the application associated with the 2010 Permission. Section 36 of the Planning and Compulsory Purchase Act requires proposals to be in accordance with the Development Plan unless material considerations indicate otherwise. In this instance, it is considered that the substantial regeneration and sustainability benefits outweigh what are considered to be small impacts on some planning policies. Overall, a positive impact is identified and the proposals are considered to be in accordance with the Development Plan as a whole. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 55 9 9.1
REGENERATION BENEFITS Section 9 of the original Planning Statement set out the regeneration benefits associated with the 2010 Permission. 9.2
The proposed changes now sought to the conditions of the 2010 Permission do not change the overall regeneration benefits of the redevelopment of BXC. Indeed, it is considered that the regeneration benefits are enhanced by the proposals particularly through the introduction of the ‘Living Bridge’ which provides significant pedestrian connectivity improvements and better integrates the northern and southern components of the town centre. The Living Bridge, as well as providing an additional link over the A406 and the River Brent, also creates a more natural flow between the hub of the northern element from Brent Cross Main Square and High Street North directly through to the focus of activity in the south e.g. Market Square and High Street South. 9.3
The realignment of the River Brent also enables the gap between the development on the north and south side of the A406 to be reduced and thus draws the two elements of the Site closer together. This contributes to the integration of the north and south of the Site and to the comprehensive redevelopment of the Site as a single entity. Matters of deliverability are dealt with in Section 10. 9.4
In all other respects, the benefits of the proposed development are as identified in the original Planning Statement. For ease of reference, the benefits have been summarised below. 
Remediation of contaminated land – the current and previous uses on the Site (such as chemical works plant, petrol filling station and gas works) have resulted in the contamination of the land. In order to create a high quality and safe place, it is necessary for the proposals to address the existing contamination that currently blights the Site and remediate the land to satisfactory levels; 
Visual appearance – at present, the appearance of the Site is dominated by fragmented land uses and car‐parking and is assessed to have a low quality visual appearance. The scheme intends to remove the existing inefficient land uses and integrate the area into a single town centre. The development would see the introduction of a network of streets and squares defined Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 56 and enclosed by buildings creating a significantly improved urban environment. The buildings are to be designed and constructed to a high standard and Revised Design Guidelines (BXC3) are in place to ensure development is brought forward to a consistent high standard over the construction period. It is considered that the scheme will create a significant improvement to the overall visual appearance of the Site; 
Employment – the Site in its current form offers limited employment opportunities. Those jobs that are available are typically within the retail sector reflecting the nature of the existing uses on Site. The scheme introduces a mix of uses including a range of employment‐generating floorspace which will improve not only the quantum of jobs on‐site but also the diversity of employment opportunities. The Applicant is committed to a establishing a series of initiatives which seek to ensure employment opportunities are available and accessible to local people. These benefits are expected to be enjoyed at not only the local level but also the wider strategic level due to the accessibility of the Site by a number of transport modes; 
Integrated Town Centre – the Site at present is home to a number of low quality and under‐
utilised areas of land but also Brent Cross Shopping Centre. The Shopping Centre is inward looking and doesn’t currently function as a ‘town centre’ which typically offers a range of services and facilities. The development will transform the Site into an integrated town centre environment by increasing the quantum of retail floorspace and introducing a range of uses to the Site including community, health and educational facilities. The mix of uses will enable residents, workers and visitors to make sustainable decisions in terms of their travel and other life choices; 
Transport – the isolation and fragmentation of different land uses of the existing Site means that it is unable to fulfil its potential. The scheme includes a comprehensive package of transport proposals including: a comprehensive network of pedestrian and cycle routes which improve access across the Site; improved access across the physical barriers surrounding the Site by a series of new high quality bridges including the Living Bridge; improvements to Brent Cross London Underground and Cricklewood stations; new bus and rail stations; enhanced vehicular traffic movement within and around the Site; upgraded bus routes; and constrained car‐parking Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 57 standards to reduce the dominance of parking across the Site. Overall, these will deliver significant benefits not only for people using the Site but also across the Borough and beyond. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 58 10 DELIVERY 10.1
The redevelopment of BXC is recognised as being a highly complex scheme, not only in terms of the scale of the Site but also due to the number of existing uses on the Site and the need to provide replacement buildings/facilities before existing premises can be demolished. 10.2
The overarching approach to the delivery of the Scheme remains unchanged in light of this Section 73 application – namely, the need for the early parts of the development to integrate land north and south of the A406. The Applicant, therefore, is committed to the delivery of critical infrastructure to facilitate deliver of the ‘Primary Development Package’ (PDP) ie Phase 1, and the changes to the enlarged PDP in this application enhance this infrastructure commitment. 10.3
The 2010 Permission highlighted the need to ensure the programme of delivery was flexible to take into account changing circumstances, whilst also providing sufficient assurances that the relevant physical and social infrastructure is delivered at the appropriate time. Hence in addition to planning conditions identifying the trigger to each infrastructure item, a detailed delivery programme was to be prepared identifying the time for its delivery. The application now submitted seeks amongst other matters to vary conditions of the 2010 10.4
Permission to amend Phase 1. The main change proposed is the introduction of the entire Brent Cross East Development Zone, rather then it being split over 2 phases. Aligned to this is the commitment to deliver major items of critical infrastructure (ie M1/A5/A406 Junction, new bus station, full River Brent alignment, etc) in Phase 1, rather than Phases 2 and 3 as per the 2010 Permission. 10.5
The 2010 Permission defined Phase 1 as sub phases 1A, 1B and 1C. The table below identifies the content of each sub phase as proposed in this application ie Phases 1A and 1B North, Phases 1A and 1B South, and Phase 1C. Illustrative plans of the proposed sub phases are attached at Document 5. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 59 Table 10.1: Content of Sub Phases 1A and 1B North and South, and Phase 1C compared to 2010 Permission. Phase 1 Sub Phase 1A Q20027 October 2013 2010 Permission - Site Engineering and Preparation Works insofar as these are comprised in Phase 1; - A406 Brent Cross Ingress/Egress Junction Improvements; - A41/A406 Junction Improvements; - A407 Cricklewood Lane/Claremont Road Junction Improvements; - A5/Diverted Geron Way (Waste Handling Facility) Junction. - A5/A407 Cricklewood Lane Junction Improvements. - Claremont Avenue - Claremont Road Junction North; - Claremont Park Road (Part 1); - Templehof Avenue and Templehof Link Road - Tilling Road West Re‐
alignment and Diversion (Part 1) - Claremont Avenue Junction with Tilling Road - Brent Cross Pedestrian Underpass Works ; - Prince Charles Drive Diversion; - Bus Station Temporary Enhancement Works - Clarefield Park Temporary Replacement Open Space - Clitterhouse Playing Fields Improvements Part 1 Section 73 Application - A406 Brent Cross Ingress/Egress Junction Improvements (N) - A41/A406 Junction Improvements (N) - A407 Cricklewood Lane/Claremont Road Junction Improvements (N) - A5/Diverted Geron Way (Waste Handling Facility) Junction (S) - A5/A407 Cricklewood Lane Junction Improvements (N) - Claremont Avenue (N) - Claremont Road Junction North (N) - Claremont Park Road (Part 1) (S) - Templehof Avenue and Templehof Link Road (N) - Tilling Road West Re‐alignment and Diversion (Part 1) (N) - Claremont Avenue Junction with Tilling Road (N) - Brent Cross Pedestrian Underpass Works (N) - Prince Charles Drive Diversion (N) - Clitterhouse Playing Fields Improvements Part 1 (N) - Eastern River Brent Alteration & Diversion Works (N) - Bridge Structure B1 (Replacement A406 Templehof Bridge) (N) - River Brent Bridges (as relevant to the Eastern River Brent Alteration and Diversion Works) (N) - M1/A406 and A5/A406 Junction Improvements (N) - Central River Brent Alteration & Diversion Works (N) - Bridge Structure B6 (M1 Junction 1 Pedestrian and Cycle Bridge) (N) - River Brent Bridges (as relevant to the Central River Brent Alteration and Diversion Works) (N) Brent Cross Cricklewood Planning Statement Addendum 60 -
-
-
Eastern River Brent Alteration & Diversion Works. Bridge Structure B1 (Replacement A406 Templehof Bridge) River Brent Bridges (as relevant to the Eastern River Brent Alteration and Diversion Works) -
Plot Development in relation to Plots 18, 25, 28, 46, 59 (subject to compliance with Conditions 35.3, 35.4 and 35.6) and 63; Brent Cross Main Square River Brent Nature Park Eastern Brent Riverside Park School Green Corridor Claremont Park Improvements Market Square Brent Terrace Green Corridor; Whitefield Estate Replacement Units -
-
Living Bridge (N) Whitefield Estate Replacement Units (Part 1) (N) Western River Brent Alteration & Diversion Works (N) Claremont Park Improvements (N) Sub Phase 1B -
-
-
-
-
Q20027 October 2013 Clarefield Park Temporary Replacement Open Space (S) Southern Plots – 18, 25, 28, 46, 59, (subject to compliance with Conditions 35.3, 35.4 and 35.6) and 63 (S) School Green Corridor (S) Market Square (S) Brent Terrace Green Corridor (S) Community Facilities (Market Quarter) (S) Transport Interchange T2 (Replacement Brent Cross Bus Station) (N) Whitefield Estate Replacement Units (Part 2) (S) All Northern Development Plots (N) Brent Cross Main Square (N) River Brent Nature Park (N) Eastern Brent Riverside Park (N) Central Brent Riverside Park (N) Community Facilities (Brent Cross East) (N)
Sturgess Park Improvements (N) High Street North (N) River Brent Bridges (as relevant to the Western River Brent Alteration and Diversion Works) (N) Western Brent Riverside Park (N) Brent Cross Cricklewood Planning Statement Addendum 61 Sub Phase 1C -
all Plot Development and other Critical Infrastructure and works forming part of the Development within Phase 1 (but not including anything contained within Phases 1A and 1B) -
All Other Southern Development Plots Temporary Health Centre Neighbourhood Police Unit (Market Quarter) Southern Plots – 11, 12, 13, 21, 30, 45, 51, 53, 54, 58, 82, 93 NB – “N” and “S” denotes whether the infrastructure relates to the Northern or Southern component of the sub phase. 10.6
Sub Phase 1A (North) contains a substantial infrastructure package which not only facilitates the delivery of plot development in Brent Cross East Zone in Phase 1B North, but also includes infrastructure necessary to enable the realisation of plot development south of the A406 in Phase 1B (South) and the remainder of the town centre south, such as the A5/Cricklewood Lane and Cricklewood Lane/Claremont Road Junctions; Claremont Avenue; Claremont Road North Junction; Claremont Avenue Junction with Tilling Road, etc. This represents a significant infrastructure investment and is necessary to enable development south of the A406 to commence. Ensuring its commitment as part of Phase 1A (North) therefore provides a significant start on the comprehensive delivery of the development. 10.7
Sub Phase 1B (North) contains the development plots in Brent Cross East Zone and other related items of critical infrastructure. Phase 1B (South) and Phase 1C contain plots south of the A406, the main critical infrastructure for which will have already been provided in Phase 1A (North). 10.8
The local and regional planning policy framework for BXC seeks to facilitate the comprehensive regeneration of the site. The London Plan does not contain any specific policies dealing with phasing. Furthermore, the Core Strategy and saved UDP do not contain specific phasing policies, although the need for comprehensive development is emphasised. Policy C6 identifies a series of requirements for the new town centre which are addressed through the scheme as a whole, but also in part through Sub Phases 1A (North) and 1B (North). The Development Framework identifies a series of Phase 1 milestones, which are positively 10.9
addressed through Phase 1 and specifically Sub Phase 1A (North) and 1B (North) as set out below: Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 62 
Core components of the town centre are assembled – the ‘core components’ of the town centre are not defined but Policy C6 sets out a range of criteria which are positively addressed; 
New bus station built – Achieved; 
Redevelopment of West Hendon started – N/A; 
Improvements to existing infrastructure underway – significant vehicular and pedestrian infrastructure enhancements are delivered including A406/A5/M1 Junction, A41/A406 Junction, replacement Templehof Bridge, new Living Bridge, etc. In addition significant upgrades to open space and the realignment of the River Brent (and associated landscape and biodiversity enhancements) are delivered; 
New bridge over the A406 – Both Templehof Bridge and the Living Bridge are delivered; 
Improvements to Clitterhouse Playing Fields – provided in Phase 1 A North overall. 10.10 The delivery strategy principles of the Development Framework also note that development must take place on both sides of the A406 at the same time and be manifest in Phase 1. The proposed composition of Phase 1A (North) satisfies this guidance through the delivery of significant infrastructure north and south of the A406, against which plot development in Sub Phase 1B (North) and 1B (South) can also commence. 10.11 Overall, the revised composition of Phase 1, in particular Sub Phase 1A (North) and 1B (North), contain a commitment to deliver significant critical infrastructure items, which will facilitate delivery of the town centre south of the A406 as well as enable the full Brent Cross East Zone (and its associated economic and social benefits) to be delivered. This approach to Phase 1 is considered to accord with the Development Plan as a whole, including the requirement of comprehensive development and will ensure that economic benefits from this important scheme are delivered in the short term. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 63 11 CONCLUSIONS 11.1 The BXC regeneration proposals will achieve the comprehensive redevelopment of a currently underused brownfield site. The regeneration of BXC is heavily supported in strategic and local planning policy, recognising the benefits that can be achieved not only to the site itself, but also the wider Borough. 11.2 The scheme comprises an array of uses that are consistent with the creation of a new town centre embedded within the community, delivering a high quality environment and range of homes and jobs. This statement has demonstrated that the principle and quantity of the core components of the Section 73 scheme are a function of an integrated policy initiative, which links the London Plan, Core Strategy, UDP and Development Framework and are sufficient to create a successful new town centre environment. Q20027 October 2013 Brent Cross Cricklewood Planning Statement Addendum 64 DOCUMENT 1
ORIGINAL PLANNING STATEMENT (MARCH 2009)
DOCUMENT 2
SITE LOCATION PLAN
DOCUMENT 3
SCHEDULE OF CHANGES TO CONDITIONS OF THE 2010 PERMISSION
SCHEDULE 3 – CONDITIONS TO BE AMENDED
Condition
No.
Condition Detail
1.1
1.1.1
Phase 1 of the development:
shall (in relation to Phase 1A) Commence not
later than 7 years from the date of this
Permission or (provided that all Other Matters
Applications and Reserved Matters Applications
shall have been duly made in accordance with
Condition 1.2.1) two years from the date of the
final approval of the last reserved matters for
which Reserved Matters Applications and/or
other matters for which Other Matters
Applications are required to be submitted in
accordance with Condition 1.2.1.
Change?
Proposed Change
shall (in relation to Phase 1A) Commence not later than 7 years
from the date of this Permission or (provided that all Other
Matters Applications and Reserved Matters Applications shall
have been duly made in accordance with Condition 1.2.1) two
years from the date of the final approval of the last reserved
matters for which Reserved Matters Applications and/or other
matters for which Other Matters Applications are required to
be submitted in accordance with Condition 1.2.1.
1.1.1a shall in relation to Phase 1A (North) Commence not
later than 7 years from 28 October 2010 or 2 years from the
date of the final approval of the later of:
(a)
the last Reserved Matters Application for Phase 1A
(North) pursuant to Condition 1.2.1a; or
(b)
the last Pre Commencement Other Matters
Application for Phase 1A (North);
1.1.1b shall in relation to Phase 1A (South) Commence not
later than 7 years from 28 October 2010 or 2 years from the
date of the final approval of the later of:
(a) the last Reserved Matters Application for Phase 1A (South)
pursuant to Condition 1.2.1b
(b) the last Pre Commencement Other Matters Application for
Phase 1A (South)
1.1.2
(provided that all Other Matters Applications
(provided that all Other Matters Applications and Reserved
1
and Reserved Matters Applications shall have
been duly made in accordance with Condition
1.2.2) Phase 1B shall Commence not later than
two years from the date of the final approval of
the last reserved matters for which Reserved
Matters Applications and/or other matters for
which Other Matters Applications are required
to be submitted in accordance with Condition
1.2.2.
Matters Applications shall have been duly made in accordance
with Condition 1.2.2) Phase 1B shall Commence not later than
two years from the date of the final approval of the last
reserved matters for which Reserved Matters Applications
and/or other matters for which Other Matters Applications are
required to be submitted in accordance with Condition 1.2.2.
1.1.2a shall in relation to Phase 1B (North) Commence not
later than 9 years from the 28 October 2010 or 2 years from
the date of the final approval of the later of:
(a) the last Reserved Matters Application for Phase 1B (North)
pursuant to Condition 1.2.2a;
(b) the last Pre Commencement Other Matters Application for
Phase 1B (North)
1.1.2b shall in relation to Phase 1B (South) Commence not
later than 9 years from 28 October 2010 or 2 years from the
date of the final approval of the later of:
(a) the last Reserved Matters Application for Phase 1B (South)
pursuant to Condition 1.2.2b
(b) the last Pre Commencement Other Matters Application for
Phase 1B (South)
1.2
1.2.1
All Reserved Matter Applications and Other
Matters Applications required under Condition
1.15 in respect of Phase 1 shall:
in respect of Phase 1A be duly submitted to the
LPA for approval before the expiration of 5
years from the date of permission.
All Reserved Matter Applications and Other Matters
Applications required under Condition 1.15 in respect of Phase
1 shall:
in respect of Phase 1A be duly submitted to the LPA for
approval before the expiration of 5 years from the date of
permission
1.2.1a in respect of Phase 1A (North) shall be duly submitted
to the LPA for approval before the expiration of 5 years from
2
the 28 October 2010.
1.2.1b in respect of Phase 1A (South) shall be duly submitted
to the LPA for approval before the expiration of 5 years from
28 October 2010.
1.2.2
in respect of all Critical Infrastructure and Plot
Development comprised in Phase 1B be duly
submitted to the LPA for approval before the
expiration of 7 years from the date of this
Permission.
in respect of all Critical Infrastructure and Plot Development
comprised in Phase 1B be duly submitted to the LPA for
approval before the expiration of 7 years from the date of this
Permission.
1.2.2a in respect of Phase 1B (North) shall be duly submitted
to the LPA for approval before the expiration of 7 years from
the 28 October 2010.
1.2.2b in respect of Phase 1B (South) shall be duly submitted
to the LPA for approval before the expiration of 7 years from
the 28 October 2010.
1.3
All Reserved Matters Applications and all Other
Matters Applications required under Condition
1.15 shall be submitted in respect of all Plot
Development on the Plots and/or those parts
of the Development referred to below and shall
be submitted to the LPA no later than the
maximum periods set out in respect of such
Plots or parts of the Development:
i)
ii)
All Phase 1C Plots except those to
which Condition 1.2 applies – 8 years
from the date of this Permission
All Phase 2 Plots and Bridge
Structures in Phase 2 – 10 years from
the date of this Permission
All Reserved Matters Applications and all Other Matters
Applications required under Condition 1.15 shall be submitted
in respect of all Plot Development on the Plots and/or those
parts of the Development referred to below and shall be
submitted to the LPA no later than the maximum periods set
out below in respect of such Plots or parts of the
Development:
i)
All Phase 1C Plots except those to which Condition
1.2 applies – 8 years from the date of this Permission
28 October 2010
ii)
All Phase 2 (South) Plots and Bridge Structures in
Phase 2 (South) – 10 years from the date of this
Permission 28 October 2010
iia) All Phase 2 (North) Plots and Bridge Structures in
3
Phase 2 (North) – 12 years from the 28 October
2010
iii) All Phase 3 Plots and Bridge Structures in Phase 3 –
twelve years from the date of this permission 28
October 2010
iv) All Phase 4 Plots and Bridge Structures in Phase 4 –
eleven years from the date of this permission 28
October 2012
v) All Phase 5 Plots and Bridge Structures in Phase 5 –
nineteen years from the date of this permission 28
October 2010
vi) All Phase 6 Plots and Bridge Structures in Phase 6 –
twenty years from the date of this permission 28
October 2010
vii) All Phase 7 Plots and Bridge Structures in Phase 7 –
twenty one years from the date of this permission
28 October 2010
1.4
1.5
1.5.1
The Development in any Phase of the
Development (other than Phase 1A) shall
(subject to the Development of Phase 1A
already having been Commenced) be
Commenced no later than 2 years from the
date of the final Reserved Matters Approval or
Other Matters Approval for that Phase of
development (including for the avoidance of
doubt Phases 1B and 1C).
No part of the following parts of the
Development shall commence unless and until:
(in respect of Phase 1A) the Developer shall
have obtained all relevant pre-commencement
Reserved Matters Approvals and/or Other
Matters Approvals required under this
Permission relevant to Phase 1A and shall have
The Development in any Phase of the Development (other
than Phase 1A and Phase 1B) shall (subject to the
Development of Phase 1A (North) already having been
Commenced) be Commenced no later than 2 years from the
date of the final Reserved Matters Approval or Pre
Commencement Other Matters Approval for that Phase of
development (including for the avoidance of doubt Phases 1B
and 1C).
(in respect of Phase 1A) the Developer shall have obtained all
relevant pre-commencement Reserved Matters Approvals
and/or Other Matters Approvals required under this
Permission relevant to Phase 1A and shall have obtained or
completed all Necessary Consents relating to the Critical
4
obtained or completed all Necessary Consents
relating to the Critical Infrastructure (PrePhase) comprised in Phase 1A to enable the
construction of Critical Infrastructure (PrePhase) within Phase 1A to be delivered in
accordance with the Indicative Construction
Programme and the Primary Development
Programme.
Infrastructure (Pre-Phase) comprised in Phase 1A to enable the
construction of Critical Infrastructure (Pre-Phase) within Phase
1A to be delivered in accordance with the Indicative
Construction Programme and the Primary Development
Programme
1.5.1a in respect of Phase 1A (North) the Developer shall
have:
i)
obtained all Pre-Commencement Reserved Matters
Approvals and/or Pre-Commencement Other Matters
Approvals required under this permission relating to the
parts of the Development comprised in Phase 1A
(North); and
ii)
obtained or completed all Phase 1A (North) Necessary
Consents relating to the Critical Infrastructure (PrePhase) comprised in Phase 1A (North) to enable the
construction of the Critical Infrastructure (Pre-Phase)
within Phase 1A (North) to be delivered in accordance
with the Indicative Construction Programme and the
Primary Development Delivery Programme.
1.5.1b in respect of Phase 1A (South) the Developer shall
have:
i)
obtained all Pre-Commencement Reserved Matters
Approvals and/or Pre-Commencement Other Matters
Approvals required under this permission relating to the
parts of the Development comprised in Phase 1A
(South); and
ii)
obtained or completed all Phase 1A (South) Necessary
Consents relating to the Critical Infrastructure (PrePhase) comprised in Phase 1A (South) to enable the
construction of the Critical Infrastructure (Pre-Phase)
within Phase 1A (South) to be delivered in accordance
with the Indicative Construction Programme and the
5
Primary Development Delivery Programme.
1.5.2
(in respect of Phase 1B) (1) Phase 1A shall have
been Commenced and (2) the Developer shall
have
obtained
all
pre-commencement
Reserved Matters Approvals and/or Other
Matters Approvals required under this
Permission relevant to Phase 1B and subject (in
the case of Plot 59 only) to compliance with
Conditions 35.3, 35.4 and 35.5.
(in respect of Phase 1B) (1) Phase 1A shall have been
Commenced and (2) the Developer shall have obtained all precommencement Reserved Matters Approvals and/or Other
Matters Approvals required under this Permission relevant to
Phase 1B and subject (in the case of Plot 59 only) to
compliance with Conditions 35.3, 35.4 and 35.5.
1.5.2a in respect of Phase 1B (North),;
i)
Phase 1A (North) has been commenced; and
ii)
the Developer shall have;
a)
obtained all Pre-Commencement Reserved
Matters Approvals and/or Pre-Commencement
Other Matters Approvals required under this
permission relating to the parts of the
Development comprised in Phase 1B (North); and
b)
obtained or completed all Phase 1B (North)
Necessary Consents relating to the Critical
Infrastructure (Pre-Phase) comprised in Phase 1B
(North) to enable the construction of the Critical
Infrastructure (Pre-Phase) within Phase 1B (North)
to be delivered in accordance with the Indicative
Construction Programme and the Primary
Development Delivery Programme.
1.5.2b in respect of Phase 1B (South),;
i)
Phase 1A (North) has been commenced; and
ii)
the Developer shall have:
a)
obtained all Pre-Commencement Reserved
Matters Approvals and/or Pre-Commencement
Other Matters Approvals required under this
6
permission relating to the parts of the
Development comprised in Phase 1B (South); and
b)
1.5.3
(in respect of Phase 1C) (1) Phase 1A and 1B
shall have been Commenced and (2) the
Developer shall have obtained all precommencement Reserved Matters Approvals
and/or Other Matters Approvals required
under this Permission relevant to Phase 1C.
obtained or completed all Phase 1B (South)
Necessary Consents relating to the Critical
Infrastructure (Pre-Phase) comprised in Phase 1B
(South) to enable the construction of the Critical
Infrastructure (Pre-Phase) within Phase 1B (South)
to be delivered in accordance with the Indicative
Construction Programme and the Primary
Development Delivery Programme and subject (in
the case of Plot 59 only) to compliance with
Conditions 35.3, 35.4 and 35.5.
(in respect of Phase 1C) (1) Phase 1A and 1B shall have been
Commenced and (2) the Developer shall have obtained all precommencement Reserved Matters Approvals and/or Other
Matters Approvals required under this Permission relevant to
Phase 1C
1.5.3 in respect of Phase 1C:
i)
Phase 1A (North), Phase 1A (South), Phase 1B (North)
and Phase 1B (South) have been commenced; and
ii)
the Developer shall have:
a)
obtained all Pre-Commencement Reserved
Matters Approvals and/or Pre-Commencement
Other Matters Approvals required under this
permission relating to the parts of the
Development comprised in Phase 1C; and
b)
obtained or completed all Phase 1C Necessary
Consents relating to the Critical Infrastructure
(Pre-Phase) comprised in Phase 1C to enable the
construction of the Critical Infrastructure (PrePhase) within Phase 1C to be delivered in
accordance with the Indicative Construction
7
Programme and the
Delivery Programme.
1.5.4
1.6
1.7
For the avoidance of doubt, nothing in this
Condition 1.5 shall be deemed to diminish
curtail or restrict the application of Condition
13.1 of this Permission in respect of the
Commencement of Phase 1 or any Phase or
Sub-Phase thereof and (for the further
avoidance of doubt) Phase 1A is not an
approved Sub-Phase of Phase 1 for the
purposes of this Condition 1.5.
The Development shall not Commence in any
Phase or Sub-Phase other than Phase 1A unless
and until (1) Phase 1A shall have been
Commenced and (2) the Developer shall have
obtained all pre-commencement Reserved
Matters Approvals and Other Matters
Approvals necessary under this Permission
relevant to that Phase or Sub-Phase and
obtained or completed all Necessary Consents
relating to the Critical Infrastructure (PrePhase) in that Phase or Sub-Phase to enable the
construction of the Critical Infrastructure (Pre
Phase) within that Phase or Sub Phase to be
delivered in accordance with the Indicative
Construction Programme and the Detailed (Non
PDP) Programme.
Primary
Development
For the avoidance of doubt, nothing in this Condition 1.5 shall
be deemed to diminish curtail or restrict the application of
Condition 13.1 of this Permission in respect of the
Commencement of Phase 1 or any Phase or
Sub-Phase thereof and (for the further avoidance of doubt)
Phase 1A is not an approved Sub-Phase of Phase 1 for the
purposes of this Condition 1.5
The Development shall not Commence in any Phase or SubPhase other than Phase 1A unless and until (1) Phase
1A(North) shall have been Commenced and (2) the Developer
shall have:
a)
obtained all pre-commencement Reserved
Matters Approvals and pre-commencement Other
Matters Approvals necessary under this
Permission relevant to that Phase or Sub-Phase;
and
b)
obtained or completed all Necessary Consents
relating to the Critical Infrastructure (Pre-Phase)
in that Phase or Sub-Phase to enable the
construction of the Critical Infrastructure (Pre
Phase) within that Phase or Sub Phase to be
delivered in accordance with the Indicative
Construction Programme and the Detailed (Non
PDP) Programme.
The Critical Infrastructure (Non Pre-Phase)
within any Phase or Sub-Phase that has
Commenced in accordance with this Permission
shall not Commence unless and until the
Developer shall have obtained all precommencement Reserved Matters Approvals
and/or Other Matters Approvals necessary
under this Permission relevant to that Critical
8
Infrastructure (Non Pre-Phase) and obtained or
completed all Necessary Consents relating to
the relevant Critical Infrastructure (Non PrePhase) to enable the construction of that
Critical Infrastructure (Non Pre-Phase) in
accordance with the Indicative Construction
Programme and/or the Primary Detailed
Delivery Programme and/or the Detailed
Delivery (Non-PDP) Programme.
1.8
1.9
1.10
Not to Commence any part of the Development
in any Phase or Sub-Phase unless and until full
details and designs of the Remediation Works
and Site Engineering and Preparation Works,
and all Critical Infrastructure (Pre- Phase)
within that Phase or Sub-Phase shall have been
submitted to and approved by the LPA.
Not to submit any Reserved Matters
Application for any Phase of the Development
unless and until the LPA shall have received and
approved the CCC Feasibility Study (which shall
consider the Preferred Site or Sites) in respect
of constructing and providing the Construction
Consolidation Centre or Centres as part of the
Development.
No part of the Development (including Phase 1)
shall commence unless and until the Developer
shall have submitted and obtained approval of
a Residential Relocation Strategy which shall
set out appropriate arrangements (following
detailed consultations with the residents
themselves and with the Council’s social
services and housing teams) for the satisfactory
relocation of residents in the Whitefield Estate
and the sheltered housing units in the Rosa
Freedman Centre to the Replacement
Whitefield Estate Units (including replacement
units to replace the sheltered housing units in
the Rosa Freedman Centre) in accordance with
Not to submit any Reserved Matters Application for any Phase
or Sub Phase of the Development unless and until the LPA shall
have received and approved the CCC Feasibility Study for that
Phase or Sub Phase (which shall consider the Preferred Site or
Sites) in respect of constructing and providing the Construction
Consolidation Centre of or Centres as part of the
DevelopmentNo part of the Development in any Phase or Sub Phase
(including Phase 1) shall commence unless and until the
Developer shall have submitted and obtained approval of a
Residential Relocation Strategy for that Phase or Sub Phase
which shall set out appropriate arrangements (following
detailed consultations with the residents themselves and with
the Council’s social services and housing teams) for the
satisfactory relocation of residents in the Whitefield Estate and
the sheltered housing units in the Rosa Freedman Centre to
the Replacement Whitefield Estate Units (including
replacement units to replace the sheltered housing units in the
Rosa Freedman Centre) within that Phase or Sub Phase in
9
1.11
1.12
the parameters and principles contained in
paragraphs 2.91 to 2.93 in the DSF and those
contained in Schedule 24 to the Initial Planning
Agreement.
accordance with the parameters and principles contained in
paragraphs 2.91 to 2.93 in the DSF and those contained in
Schedule 24 to the Initial Planning Agreement.
No demolition of existing housing to be
replaced under Condition 1.10 shall take place
until the relevant Replacement Whitefield
Estate Units (including replacement units to
replace the sheltered housing units in the Rose
Freedman Centre) are ready for occupation in
accordance with the Residential Relocation
Strategy and this shall commence as part of
Phase 1B in accordance with paragraph 2.93 in
the DSF.
No part of the Development in any Phase
(including Phase 1) shall commence unless and
until the Developer shall have submitted to and
obtained approval from the LPA (following
appropriate consultations with the Council’s
housing team and the GLA) of the proposed
amount and mix of relevant residential
development within the Phase or Sub-Phase
and the proposed Affordable Housing Scheme
to be reviewed as part of the Affordable
Housing Viability Testing Report which is to be
submitted under Condition 1.13 and in
accordance with paragraph 1.2 of Schedule 2A
to the Initial Planning Agreement). Variations
to the Affordable Housing Scheme may be
submitted to the LPA for approval under this
Condition (supported if necessary by an
appropriate revised Affordable housing Viability
Testing Report) prior to the Commencement of
the Northern Development or the Southern
Development in the relevant Phase or SubPhase to the extent that such approval is in
accordance with the relevant parameters and
principles approved by this Permission and the
detailed provisions contained in Schedule 2A to
No demolition of existing housing to be replaced under
Condition 1.10 shall take place until the relevant Replacement
Whitefield Estate Units (including replacement units to replace
the sheltered housing units in the Rose Freedman Centre) for
those existing housing units to be demolished are ready for
occupation in accordance with the relevant Residential
Relocation Strategy and this shall commence as part of Phase
1B in accordance with paragraph 2.93 in the DSF
No part of the Development in any Phase or Sub Phase
(including excluding Phase 1A) shall commence unless and
until the Developer shall have submitted to and
obtained approval from the LPA (following appropriate
consultations with the Council’s housing team and the GLA) of
the proposed amount and mix of relevant residential
development within the Phase or Sub-Phase and the proposed
Affordable Housing Scheme to be reviewed as part of the
Affordable Housing Viability Testing Report which is to be
submitted under Condition 1.13 and in accordance with
paragraph 1.2 of Schedule 2A to the Initial Planning
Agreement). Variations to the Affordable Housing Scheme
may be submitted to the LPA for approval under this Condition
(supported if necessary by an appropriate revised Affordable
housing Viability Testing Report) prior to the Commencement
of the Northern Development or the Southern Development in
the relevant Phase or Sub-Phase to the extent that such
approval is in accordance with the relevant parameters and
principles approved by this Permission and the detailed
provisions contained in Schedule 2A to the Initial Planning
Agreement.
10
1.13
1.14
the Initial Planning Agreement.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase of the
Development (save and except Phase 1A)
without first submitting and obtaining the LPA’s
approval (following detailed consultations with
the LPA and the GLA) to an Affordable Housing
Viability Testing Report. For Phase 1 this will
set out the percentage of residential units, over
and above the Replacement Whitefield Units,
which will be provided by the Developers as
Affordable Housing in accordance with
paragraph 2.1 of Schedule 2A to the Initial
Planning Agreement together with any other
matters that are required to be approved in
accordance with that Schedule). For the
remainder of the Relevant Developments in the
other Phases or Sub-Phases Affordable Housing
Viability Testing Report will set out the
maximum reasonable level of affordable
housing which will be provided by the
Developers in accordance with paragraphs 2
and 3 of Schedule 2A to the Initial Planning
Agreement) together with any other matters
that are required to be addressed by that
Schedule. Prior to the Commencement of the
Development in the Northern Development or
Southern Development (as the case may be) in
the Phase or Sub-Phase, any subsequent
variations to an Affordable Housing Viability
Testing Report may be submitted to the LPA for
approval under this Condition.
The principles and parameters for the Private
Housing Mix, the Affordable Housing Mix, the
Illustrative Residential Densities, Lifetime
Homes
requirements
and
Wheelchair
Accessible Housing shall be as identified and
referred to in paragraphs 2.23, 2.25, 2.28 of the
Development Specification and Framework (or
Not to submit the first Reserved Matters Application for any
Phase or Sub-Phase of the Development (save and except
Phase 1A) without first submitting and obtaining the LPA’s
approval (following detailed consultations with the LPA and
the GLA) to an Affordable Housing Viability Testing Report. For
Phase 1B(North) or Phases 1B(South) and 1C (as the case may
be) this will set out the percentage of residential units, over
and above the Replacement Whitefield Units, which will be
provided by the Developers as Affordable Housing in
accordance with paragraph 2.1 of Schedule 2A to the Initial
Planning Agreement together with any other matters that are
required to be approved in accordance with that Schedule).
For the remainder of the Relevant Developments in the other
Phases or Sub-Phases Affordable Housing Viability Testing
Report will set out the maximum reasonable level of
affordable housing which will be provided by the Developers in
accordance with paragraphs 2 and 3 of Schedule 2A to the
Initial Planning Agreement) together with any other matters
that are required to be addressed by that Schedule. Prior to
the Commencement of the Development in the Northern
Development or Southern Development (as the case may be)
in the Phase or Sub-Phase, any subsequent variations to an
Affordable Housing Viability Testing Report may be submitted
to the LPA for approval under this Condition.
11
1.15
1.16
1.17
such revised or amended document as may
have been approved in accordance with
Condition 2.4) and paragraphs 1, 2 and 3 of
Schedule 2A to the Initial Planning Agreement)
respectively.
Not to Commence any Plot Development or the
Construction of any Building or Bridge Structure
included in the Development unless and until
all relevant Reserved Matters Approvals and
relevant pre- commencement Other Matters
Approvals for such Plot Development or
Building or Bridge Structure shall have been
granted by the LPA within the relevant
timescales set out in Conditions 1.2 and/or 1.3
as appropriate.
All Reserved Matters Applications and Reserved
Matters Approvals and all Other Matters
Applications and Other Matters Approvals
required by the Conditions contained in this
Permission shall be in accordance with the
parameters
and
principles
described
mentioned or referred to in the DSF (including
all of the Parameter Plans) and the principles
described mentioned or referred to in the
Design and Access Statement and Design
Guidelines (or such revised or amended
documents as may have been approved in
accordance with Conditions 2.3 and 2.5).
Not to submit the first Reserved Matters
Application relating to layout for any Phase or
Sub-Phase or Any Other Matters Application
which relate to the layout of the relevant Phase
or Phases of the Development or the other
matters referred to in paragraph 6.9 of the DSF
without submitting to the LPA (either before or
at the same time as submitting such
application) an Illustrative Reconciliation Plan
showing how the proposed detailed layout of
the primary and secondary roads, pedestrians
Not to submit the first Reserved Matters Application relating
to layout for any Phase or Sub-Phase or Any Other Matters
Application which relate to the layout of the relevant Phase or
Sub Phases of the Development or the other matters referred
to in paragraph 6.9 of the DSF without submitting to the LPA
(either before or at the same time as submitting such
application) an Illustrative Reconciliation Plan showing how
the proposed detailed layout of the primary and secondary
roads, pedestrians and cycle routes (as defined as Main
Connections on Parameter Plan 003), and the detailed layout
of principal open spaces and other Critical Infrastructure (Pre
12
1.18
1.19
1.20
1.21
and cycle routes (as defined as Main
Connections on Parameter Plan 003), and the
detailed layout of principal open spaces and
other Critical Infrastructure (Pre Phase) within
the Phase or Sub Phase are consistent with the
parameters and principles for the layout of the
wider Phase and Development Zone and to
demonstrate that the proposed distribution of
Green and Brown Roofs will satisfy the site
wide 10% requirement in accordance with the
Reconciliation Mechanism described in Section
6 of the DSF (and such Illustrative
Reconciliation Plan shall be consistent with and
supplemented by the information to be
submitted in accordance with Condition 2.1).
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase prior to
the establishment of the Consultative Access
Forum.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase prior to
the establishment of the Brent Cross Energy
Panel.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase of the
Development without first submitting and
obtaining the LPA’s approval to the Area Wide
Walking and Cycling Study and thereafter all
relevant Reserved Matters Applications shall
include details to ensure that the walking and
cycling network within and around the Site and
around the relevant Phase or Sub-Phase in
accordance with the approved Walking and
Cycling Study and the Pedestrian and Cycle
Strategy.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase of the
Development without first submitting and
obtaining the LPA’s approval to the Framework
Phase) within the Phase or Sub Phase are consistent with the
parameters and principles for the layout of the wider Phase or
Sub Phase and Development Zone and where relevant to the
Phase or Sub Phase to demonstrate that the proposed
distribution of Green and Brown Roofs will satisfy the site wide
10% requirement in accordance with the Reconciliation
Mechanism described in Section 6 of the DSF (and such
Illustrative Reconciliation Plan shall be consistent with and
supplemented by the information to be submitted in
accordance with Condition 2.1).
Not to submit the first Reserved Matters Application for any
Phase or Sub-Phase of the Development without first
submitting for and obtaining the LPA’s approval to the Area
Wide Walking and Cycling Study and thereafter all relevant
Reserved Matters Applications shall include details to ensure
that the walking and cycling network within and around the
Site and around the relevant Phase or Sub-Phase in accordance
with the approved Walking and Cycling Study and the
Pedestrian and Cycle Strategy.
Not to submit the first Reserved Matters Application for any
Phase or Sub-Phase of the Development without first
submitting for and obtaining the LPA’s approval to the
Framework Servicing and Delivery Strategy which shall set out
13
1.22
Servicing and Delivery Strategy which shall set
out (in accordance with the parameters and
principles set out in Appendix 26 of the Initial
Planning Agreement as abstracted from
paragraph 5.3.8 of Volume 1 of the Transport
Report) the Developers’ proposed approach to
servicing and deliveries to the Development to
ensure that routes and facilities are provided
and integrated with the railway and the
highways and roads network around the Site
and around the relevant Phase or Sub-Phase.
The Framework Servicing and Delivery Strategy
shall be reviewed in consultation with the
Transport Strategy Group and submitted to the
LPA for approval and approved every five years
or such longer intervals as may be approved by
the Council on the application of the
Developers in consultation with the Transport
Strategy Group. The Developers and the
occupiers and operators of Plot Development
shall in carrying out operating and using the
Development in each Phase or Sub-Phase
comply in accordance with Condition 38(7) with
the Framework Servicing and Delivery Strategy
as approved in accordance with this Condition
from time to time.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase (further
to Condition 1.21) of the Development without
first submitting and obtaining the LPA’s
approval to the Servicing and Delivery Strategy
and thereafter all relevant Reserved Matters
Applications shall include details to ensure that
routes and facilities are provided and
integrated with the railway and the highways
and roads network around the Site and around
the relevant Phase or Sub-Phase in accordance
with the approved Servicing and Delivery
Strategy. The Developers and the occupiers
(in accordance with the parameters and principles set out in
Appendix 26 of the Initial Planning Agreement as abstracted
from paragraph 5.3.8 of Volume 1 of the Transport Report) the
Developers’ proposed approach to servicing and deliveries to
the Development to ensure that routes and facilities are
provided and integrated with the railway and the highways
and roads network around the Site and around the relevant
Phase or Sub-Phase. The Framework Servicing and Delivery
Strategy shall be reviewed in consultation with the Transport
Strategy Group and submitted to the LPA for approval and
approved every five years or such longer intervals as may be
approved by the Council on the application of the Developers
in consultation with the Transport Strategy Group. The
Developers and the occupiers and operators of Plot
Development shall in carrying out operating and using the
Development in each Phase or Sub-Phase comply in
accordance with Condition 38(7) with the Framework Servicing
and Delivery Strategy as approved in accordance with this
Condition from time to time.
Not to submit the first Reserved Matters Application for any
Phase or Sub-Phase (further to Condition 1.21) of the
Development without first submitting for and obtaining the
LPA’s approval to the Servicing and Delivery Strategy for that
Phase or Sub Phase and thereafter all relevant Reserved
Matters Applications shall include details to ensure that routes
and facilities are provided and integrated with the railway and
the highways and roads network around the Site and around
the relevant Phase or Sub-Phase in accordance with the
approved Servicing and Delivery Strategy. The Developers and
the occupiers and operators of Plot Development shall in
carrying out operating and using the Development in each
Phase or Sub-Phase comply with the Servicing and Delivery
14
1.23
1.24
1.25
1.26
and operators of Plot Development shall in
carrying out operating and using the
Development in each Phase or Sub-Phase
comply with the Servicing and Delivery Strategy
as approved in accordance with this Condition
from time to time.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase prior to
the preparation of a Brent Cross Cricklewood
Regeneration Public Consultation Strategy
including the provision for planning and
development forums to be agreed by the LPA in
writing and thereafter implemented.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase of the
Development without first submitting and
obtaining the LPA’s approval to the VWCS
Feasibility Study. If and to the extent that the
VWCS Feasibility Study concludes that it is
feasible to incorporate the Vacuum Waste
Collection System into the Development or any
Phase of the Development then Details of the
infrastructure for the Vacuum Waste Collection
System shall be included in the submission of
Details for the relevant Critical Infrastructure
and relevant Plot Development for the relevant
Phases and Plots in respect of which the VWCS
Feasibility Study concluded that it was feasible
to provide the Vacuum Waste Collection
System. The Development shall thereafter be
carried out in accordance with such approved
details.
Not to submit the first Reserved Matters
Application for any Phase of the Development
without first submitting and obtaining the LPA’s
approval to the BXC Mobility Feasibility Study
and Strategy.
Not to submit the first Reserved Matters
Application for any Phase of the Development
Strategy as approved in accordance with this Condition from
time to time.
Not to submit the first Reserved Matters Application for any
Phase or Sub-Phase of the Development without first
submitting for and obtaining the LPA’s approval to the VWCS
Feasibility Study. If and to the extent that the VWCS
Feasibility Study concludes that it is feasible to incorporate the
Vacuum Waste Collection System into the Development or any
Phase of the Development then Details of the infrastructure
for the Vacuum Waste Collection System shall be included in
the submission of Details for the relevant Critical Infrastructure
and relevant Plot Development for the relevant Phases and
Plots in respect of which the VWCS Feasibility Study concluded
that it was feasible to provide the Vacuum Waste Collection
System. The Development shall thereafter be carried out in
accordance with such approved details.
Not to submit the first Reserved Matters Application for any
Phase of the Development without first submitting for and
obtaining the LPA’s approval to the BXC Mobility Feasibility
Study and Strategy.
Not to submit the first Reserved Matters Application for any
Phase of the Development without first submitting for and
15
1.27
1.28
1.29
without first submitting and obtaining the
LPA’sapproval to the Inclusive Access Strategy
and the Wayfinding Strategy.
Not to Commence the Development in any
Phase or Sub Phase unless and until the details
of any on and/or off site foul and surface
drainage works for that Phase or Sub-Phase
including the details of the Sustainable Urban
Drainage Scheme in accordance with the
parameters and principles set out in paragraph
2.74 to 2.77 of the DSF (and with the Drainage
Strategy (BXC15) submitted with the planning
application), has been submitted to and
approved by the LPA in consultation with
Thames Water. No discharge of foul or surface
water from the Development shall be accepted
into the public system unless and until the
drainage works referred to in the approved
statement shall have been completed. The
scheme shall subsequently be implemented in
accordance with the approved details and the
agreed timing/phasing arrangements embodied
within the scheme.
Not to Commence the Development on Plot 28
in Phase 1 unless and until the whole of the site
of the Existing Foodstore and the Existing PFS
shall have been bound to planning obligations.
The works to the Gateway Junctions shall be
undertaken in accordance with approved
highway plans listed below:
obtaining the LPA’s approval to the Inclusive Access Strategy
and the Wayfinding Strategy
P/D111870/H/100/1007 Rev C;
P/D111870/H/100/1000 Rev G;
P/D111870/H/100/1023 Rev C;
P/D111870/H/100/1004 Rev D;
P/D111870/H/100/1005 Rev E;
P/D111870/H/100/1006 Rev G;
P/D111870/H/110/1005 Rev A;
P/D111870/H/100/1010 Rev E;
16
P/D111870/H/100/1018 Rev C;
P/D111870/H/100/1019 Rev E;
P/D111870/H/100/1022 Rev C;
P/D111870/H/100/1025 Rev C;
P/D111870/H/100/1017 Rev E;
P/D111870/H/100/1024 Rev D;
P/D111870/H/100/1011 Rev F;
P/D111870/H/100/1012 Rev F;
P/D111870/H/100/1013 Rev F;
P/D111870/H/100/1029 Rev B;
P/D111870/H/110/1012 Rev B;
P/D111870/H/1`0/1013 Rev B.
Subject to any amendments to those drawings
required in accordance with Condition 1.20 or
Condition 2.7.
1.30
2.1
2.2
Terms used in these Conditions shall be
construed in accordance with the definitions
contained in the Glossary to this Permission.
No Reserved Matters Application or Other
Matters Application shall be submitted in
relation to any Phase or Sub-Phase or Plot of
the Development unless it is accompanied by
the documents listed below insofar as they may
be relevant or are reasonably required by the
LPA in considering such application and shall be
approved by the LPA as part of the Reserved
Matters Approval or Other Matters Approval in
accordance with the Reconciliation Mechanism
described in Section 6 of the DSF, unless and to
the extent that the LPA considers and confirms
in writing that such submission of any of such
documents is not necessary. The documents
which this Condition requires are:
Not to submit the first Reserved Matters
Application for any Phase of the Development
without first submitting and obtaining the LPA’s
17
2.3
approval to the Clitterhouse Mobility Scheme
(unless and to the extent that it may have been
included in the Inclusive Access Strategy) which
shall be prepared in consultation with the
Consultative Access Forum and which shall be
reviewed in consultation with the Consultative
Access Forum and submitted to the LPA for
approval and approved every three years or
such longer intervals as may be approved by
the Council on the application of the
Developers in consultation with the
Consultative Access Forum.
The strategy
should include design standards for Accessible
Wayfinding Information and Interpretation and
(insofar as reasonably practicable) the details of
the Clitterhouse Playing Fields Mobility Scheme
which should investigate the feasibility of
linking into the shopmobility works required
under Condition 21.23. The Reserved Matters
Applications and the Estate Management
Framework insofar as they relate to the
Clitterhouse Playing Fields Improvements and
the Estate Management Framework shall
ensure that the Clitterhouse Playing Fields
Improvements are designed delivered and
managed in accordance with the Clitterhouse
Mobility Scheme and/or the Inclusive Access
Strategy.
Prior to or coincident with the submission of
the first Reserved Matters Application in
relation to any Phase or Sub- Phase of the
Development a detailed and precise site
measurement survey shall be conducted and
submitted to the LPA for approval in respect of
all existing open spaces within the Site and to
ensure that the accurate measurement data so
obtained shall be incorporated as appropriate
into the plans and documents submitted as
part of the relevant Reserved Matters
18
Applications and Other Matters Applications.
2.4
The Development Specification and Framework
shall be revised by the Developer (subject to
obtaining approval in accordance with this
Condition) from time to time in order to
incorporate approved revisions into the
Reconciliation Mechanism reflecting any
changes brought about through:
2.4.1.1. Reserved Matters Approvals, Other
Matters Approvals or best practice
guidance; and/or
2.4.1.2 any Section 73 Permission and/or
Alternative Energy Permission and/or
any Additional Planning Permission;
and/or
2.4.1.3 any consequential changes as a result
of any approved variation of the
Phases in accordance with condition
4.2.
2.4.2
Any Application for a proposed revision
pursuant to condition 2.4 will be
determined in accordance with the
requirements of the EIA Directive.
2.4.3
The development of each Plot or other
part of the Development approved
thereafter shall be designed and
carried out in accordance with such
approved
revised
Development
Specification and Framework.
19
2.5
The Design and Access Statement and Design
Guidelines shall be revised by the Developer
(subject to obtaining approval in accordance
with this Condition) from time to time to
incorporate approved revisions into the
Reconciliation Mechanism reflecting any
changes brought about through:
2.5.1.1
Reserved Matters Approvals, Other
Matters Approvals or best practice
guidance; and/or
2.5.1.2 any Section 73 Permission and/or
Alternative Energy Permission and/or
any Additional Planning Permission
and/or
2.5.1.3 any consequential changes as a result
of any approved variation of the
Phases in accordance with condition
4.2.
2.6
2.5.2
Any application for a proposed revision
pursuant to condition .25 will be
determined in accordance with the
requirements of the EIA Directive as
appropriate.
2.5.3
The development of each Plot or other
part of the Development shall
thereafter be designed and carried
out in accordance with such approved
revised Design and Access Statement.
The Framework Travel Plan shall be revised by
the Developer (subject to obtaining approval in
accordance with this Condition) from time to
time including in order to support approved
revisions to the Illustrative Reconciliation Plan
20
2.7
or as part of the Reconciliation Mechanism so
as to reflect any changes brought about
through earlier Reserved Matters Approvals
and Other Matters Approvals relating to other
Phases or Sub-Phases of the Development or
earlier Plot Development as well as any
relevant best practice guidance or other
relevant policy guidance, including revisions to
thresholds and categories of Individual Travel
Plans as set out in TfL guidance “Guidance for
Workplace Travel Planning for Development”;
and “Guidance for Residential Travel Planning
in London” or (insofar as appropriate and
relevant) any successor document.
All
proposed changes shall be submitted to and
approved in writing by the LPA, in consultation
with the Transport Strategy Group (or on
appeal), prior to the Commencement of any
Plot Development or other parts of the
Development to which the proposed changes
apply. Following any such review such Plot
Development or other parts of the
Development to which the proposed changes
apply shall be carried out in accordance with
the approved revised Framework Travel Plan.
Prior to or coincident with the submission of
the first Other Matters Approval in respect of
Phase 1 the A5 Corridor Study (including any
necessary Supplementary Transport Measures
required to address the detailed impacts
identified in the study together with an
indicative programme for carrying out such
works) shall be submitted to and approved by
the LPA, in consultation with the London
Boroughs of Brent and Camden and the
Transport Strategy Group. All other relevant
Reserved Matters Applications and Other
Matters Applications shall thereafter be in
accordance with the A5 Corridor Study
Prior to or coincident with the submission of the first Other
Matters Approval in respect of Phase 1 the A5 Corridor Study
(including any necessary Supplementary Transport Measures
required to address the detailed impacts identified in the study
together with an indicative programme for carrying out such
works) shall be submitted to and approved by the LPA, in
consultation with the London Boroughs of Brent and Camden
and the Transport Strategy Group. All other relevant Reserved
Matters Applications and Other Matters Applications shall
thereafter be in accordance with the A5 Corridor Study
approved in accordance with this Condition (and including for
the avoidance of doubt the approval of detailed delivery
programmes in accordance with Condition 5 of this
Permission).
21
2.8 (a)
2.8 (b)
3.1
3.2
approved in accordance with this Condition
(and including for the avoidance of doubt the
approval of detailed delivery programmes in
accordance with Condition 5 of this
Permission).
Prior to or coincident with the submission of
the first Reserved Matters Application for any
Phase or Sub Phase the Pedestrian and Cycle
Strategy (setting out the programme and
details for the construction and delivery of new
and/or for improved pedestrian and cycle links
and Cycle Parking spaces in accordance with
the Area Wide Walking and Cycling Study
approved by the LPA under Condition 1.20)
shall be submitted to and approved by the LPA
(and where appropriate in consultation with TfL
in accordance with the TSG Terms of Reference
as set out in paragraph 2 of Schedule 3 to the
Initial Planning Agreement) or on appeal, unless
otherwise agreed in writing by the LPA (in
consultation with TfL as aforesaid where
appropriate). All other relevant Reserved
Matters Applications and Other Matters
Applications for that Phase of Sub-Phase shall
thereafter be in accordance with the Pedestrian
and Cycle Strategy approved in accordance
with this Condition.
No development shall be occupied in any given
Phase beyond the quantum specified in the
approved programme until the new and
improved pedestrian and cycle links and cycle
parking spaces have been provided and are
available for public use.
The Development shall be carried out operated
and used (as appropriate) in accordance with
all relevant Reserved Matters Approvals and
Other Matters Approvals.
The Development Shall:
Prior to or coincident with the submission of the first Reserved
Matters Application for any Phase or Sub Phase the Pedestrian
and Cycle Strategy (setting out the programme and details for
the construction and delivery of new and for approved
pedestrian and cycle links and Cycle Parking spaces in
accordance with the Area Wide Walking and Cycling Study
approved by the LPA under Condition 1.20) shall be submitted
to and approved by the LPA (and where appropriate in
consultation with TfL in accordance with the TSG Terms of
Reference as set out in paragraph 2 of Schedule 3 to the Initial
Planning Agreement) or on appeal, unless otherwise agreed in
writing by the LPA (in consultation with TfL as aforesaid where
appropriate) for that Phase or Sub Phase. All other relevant
Reserved Matters Applications and Other Matters Applications
for that Phase of Sub-Phase shall thereafter be in accordance
with the Pedestrian and Cycle Strategy approved in accordance
with this Condition.
22
3.2.1
3.2.2
4.1
4.2
be carried out in accordance with the Schedule
of Mitigation Measures, except if and to the
extent that these have been superseded by
specific alternative mitigation measures that
have been approved in accordance with this
Permission and/or any approval of reserved
matters (or any Additional Planning Permission
and/or Alternative Energy Permission and/or
any Section 73 Permission);
be operated and used (as appropriate) in
accordance with the Schedule of Mitigation
Measures except if and to the extent that these
have been superseded by specific alternative
mitigation measures that have been approved
in accordance with this Permission and/or any
approval of reserved matters (or any Additional
Planning Permission and/or Alternative Energy
Permission and/or any Section 73 Permission).
The Phases of the Development shall be those
Phases which are defined on the Indicative
Phasing Parameter Plan (Parameter Plan 029)
unless and to the extent that the Phases may
be varied in accordance with Condition 4.2 and
Clause 14 of the Initial Planning Agreement
(provided that Phase 1A, Phase 1B and Phase
1C shall have the particular meaning as defined
in the Glossary attached to this Permission and
in Schedule 1 to the Initial Planning Agreement
and shall apply only where those terms are
expressly used in order to refer to part only as
opposed to the whole of Phase 1 in such
particular circumstances).
The Indicative Phasing Parameter Plan and/or
Phases 1A to 1C may be amended from time to
time to reflect changes to the phasing of the
development that were not foreseen at the
date of planning permission on written
application and subject to obtaining the prior
written approval of the LPA in respect of the
The Phases of the Development shall be those Phases which
are defined on the Indicative Phasing Parameter Plan
(Parameter Plan 029) unless and to the extent that the Phases
may be varied in accordance with Condition 4.2 and Clause 14
of the Initial Planning Agreement (provided that Phase
1A(North) and 1A(South), Phase 1B(North) and 1B(South), and
Phase 1C and Phase 2 (North) and 2 (South) shall have the
particular meaning as defined in the Glossary attached to this
Permission and in Schedule 1 to the Initial Planning Agreement
and shall apply only where those terms are expressly used in
order to refer to part only as opposed to the whole of Phase 1
in such particular circumstances and shall be deemed to be
approved Sub-Phases of Phase 1).
The Indicative Phasing Parameter Plan and/or Phases
1A(North), 1A(South), 1B(North), 1B(South) and to 1C may be
amended from time to time to reflect changes to the phasing
of the development that were not foreseen at the date of
planning permission on written application and subject to
obtaining the prior written approval of the LPA in respect of
the definition of (a) any amendment to the Phases shown on
23
definition of (a) any amendment to the Phases
shown on Parameter Plan or any subsequently
approved Phasing Parameter Plan or (b) any
part of a Phase as an approved Sub-Phase but
provided always that such approval to an
amended Phase or Sub-Phase shall not be given
unless and until any such proposed
amendments or changes or the definition of
any Sub-Phases shall have been demonstrated
to be unlikely to:
4.2.1 have significant adverse environmental
effects compared to the assessments contained
in the EIA Process unless and to the extent that
such changes are validly approved by the LPA
after they have been assessed by a subsequent
new or revised Environmental Statement and
an appropriate EIA process;
4.2.2 significantly undermine comprehensive
delivery of the mixed use town centre
development in accordance with Policy C1 of
the LPA’s UDP 2006.
And Provided that any application for approval
of any amendments or changes under this
Condition shall (in accordance with Clause 14 of
the Initial Planning Agreement) clearly specify
any consequential changes to (a) the Critical
Infrastructure to be delivered as part of such
Phase or (as the case may be) Sub-Phase
and/or (b) the payments to be made to the LPA
for the purposes of the Consolidated Transport
Fund under the CTF Schedule in respect of such
Phase or (as the case may be) Sub-Phase and
(c) the relevant Phase Details to be approved
pursuant to the detailed requirements for precommencement approvals in accordance with
Conditions 13.1, 14.1, 15.1, 16.1, 17.1, 18.1,
Parameter Plan or any subsequently approved Phasing
Parameter Plan or (b) any part of a Phase as an approved SubPhase but provided always that such approval to an amended
Phase or Sub-Phase shall not be given unless and until any
such proposed amendments or changes or the definition of
any Sub-Phases shall have been demonstrated to be unlikely
to:
4.2.1 have significant adverse environmental effects compared
to the assessments contained in the EIA Process unless and to
the extent that such changes are validly approved by the LPA
after they have been assessed by a subsequent new or revised
Environmental Statement and an appropriate EIA process;
4.2.2 significantly undermine comprehensive delivery of the
mixed use town centre development in accordance with Policy
C1 of the LPA’s UDP 2006.
And Provided that any application for approval of any
amendments or changes under this Condition shall (in
accordance with Clause 14 of the Initial Planning Agreement)
clearly specify any consequential changes to (a) the Critical
Infrastructure to be delivered as part of such Phase or (as the
case may be) Sub-Phase and/or (b) the payments to be made
to the LPA for the purposes of the Consolidated Transport
Fund under the CTF Schedule in respect of such
Phase or (as the case may be) Sub-Phase and (c) the relevant
Phase Details to be approved pursuant to the detailed
requirements for pre-commencement approvals in accordance
with Conditions 13.1, 14.1, 15.1, 16.1, 17.1, 18.1, 19.1.and
Conditions 20, 21, 22, 23, 24, 25 and 26.
24
19.1.and Conditions 20, 21, 22, 23, 24, 25 and
26.
4.3
4.4
The Indicative Construction Programme for the
Phases of the Development shall be the
programme appended as Schedule 18 to the
Initial Planning Agreement unless and to the
extent that the Indicative Construction
Programme may be varied in accordance with
Conditions 4.4 and 5.1 to 5.4.
The Indicative Construction Programme may be
amended from time to time, and shall be
amended (if and as far as required and
appropriate) to support any application for (a)
approval of any amendment to the Phasing
Parameter Plan in accordance with Condition
4.2 or (b) any approval of (or any amendment
to) the Primary Development Delivery
Programme and/or the Detailed Delivery (NonPDP) Programme in accordance Conditions 5.1
to 5.4. Such amendments to the Indicative
Construction Programme shall be made only
with the prior written approval of the LPA and
provided that such approval shall be given only
if and to the extent that any proposed changes
are demonstrated to be unlikely to:
a)
have significant adverse environmental
impacts compared to the assessments
contained in the EIA Process on which this
Permission has been granted or any
relevant subsequent EIA Process in
relation to a relevant Reserved Matters
Approval or Other Matters Approval under
this Permission (or in relation to any
relevant Additional Planning Permission or
Alternative Energy Permission or Section
73 Permission), except if and to the extent
that these will be acceptably addressed by
25
any specific alternative mitigation
measures that have been approved by the
LPA in accordance with Condition 3.2 and
following (if appropriate) a new EIA in
support of such application for approval
under this Condition]; and
b)
5.1
significantly undermine comprehensive
development in accordance with Policy C1
of the LPA’s UDP 2006.
No Development shall be Commenced in
relation to the Primary Development Package
and/or any other Phase of the Development or
any Sub-Phase thereof unless and until the
Primary Development Delivery Programme and
the Detailed Delivery (Non-PDP) Programme
insofar as it relates to works which are to be
carried out simultaneously with works
contained in the Primary Development Package
for Critical Infrastructure in the whole or such
Sub Phase of the Primary Development Package
shall have been submitted to and approved by
the LPA in a form which accords with the
principles and parameters as to the sequencing
and approximate duration of operations
comprised in the Primary Development
Package and the other Phases (insofar as the
works in relation to such other Phases are
intended to be Commenced or carried out
simultaneously with the Primary Development
Package) as set out in the Indicative
Construction Programme and the indicative
programme of works to be approved in
accordance with Condition 2.7 in relation to the
A5 Corridor Study (unless and to the extent
that the LPA shall approve any modification or
variation of such parameters and principles)
and the programme assumptions in the
relevant approved Transport Reports and
No Development shall be Commenced in relation to Phase 1
(North) or Phase 1 (South) of the Primary Development
Package and/or any other Phase of the Development or any
Sub-Phase thereof unless and until the Primary Development
Delivery Programme for Phase 1 (North) or Phase 1 (South) as
relevant and the Detailed Delivery (Non-PDP) Programme
insofar as it relates to works which are to be carried out
simultaneously with works contained in the Primary
Development Package for Critical Infrastructure in the whole
or such Sub Phase of the Primary Development Package shall
have been submitted to and approved by the LPA in a form
which accords with the principles and parameters as to the
sequencing and approximate duration of operations comprised
in Phase 1 (North) or Phase 1 (South) as relevant of the
Primary Development Package and the other Phases (insofar
as the works in relation to such other Phases are intended to
be Commenced or carried out simultaneously with the Primary
Development Package) as set out in the Indicative
Construction Programme and the indicative programme of
works to be approved in accordance with Condition 2.7 in
relation to the A5 Corridor Study (unless and to the extent that
the LPA shall approve any modification or variation of such
parameters and principles) and the programme assumptions in
the relevant approved Transport Reports and provided that no
such approval shall be given under this Condition to any
modification or variation of such principles and parameters
unless and to the extent that the LPA is satisfied that it is
unlikely to (a) to cause any significant adverse environmental
impacts compared to those assessed in the relevant EIA
26
5.2
provided that no such approval shall be given
under this Condition to any modification or
variation of such principles and parameters
unless and to the extent that the LPA is
satisfied that it is unlikely to (a) to cause any
significant adverse environmental impacts
compared to those assessed in the relevant EIA
Process, unless and to the extent that such
changes are validly approved by the LPA after
they have been assessed by a subsequent new
or revised Environmental Statement and an
appropriate EIA process or (b) to significantly
undermine comprehensive development in
accordance with Policy C1 of the UDP 2006.
No Development shall Commence in relation to
any Phase of the Development (other than the
Primary Development Package) unless and until
a Detailed Delivery Programme (the Detailed
Delivery (Non-PDP) Programme) for Critical
Infrastructure in that Phase outside the PDP
has been submitted to and approved by the
LPA which accords with the principles and
parameters as to the sequencing and
approximate duration of operations for the
delivery of Critical Infrastructure comprised in
such Phase of the Development as set out
Indicative Construction Programme and the
indicative programme of works to be approved
in accordance with Condition 2.7 in relation to
the A5 Corridor Study (unless and to the extent
that the LPA shall approve any modification or
variation of such parameters and principles)
and the programme assumptions in the
relevant Transport Reports and provided that
no such approval shall be given under this
Condition any modification or variation of such
principles and parameters unless and to the
extent that the LPA is satisfied that it is unlikely
(a) to cause any significant unassessed adverse
Process, unless and to the extent that such changes are validly
approved by the LPA after they have been assessed by a
subsequent new or revised Environmental Statement and an
appropriate EIA process or (b) to significantly undermine
comprehensive development in accordance with Policy C1 of
the UDP 2006.
No Development shall Commence in relation to any Phase or
Sub Phase of the Development (other than the Primary
Development Package) unless and until a Detailed Delivery
Programme (the Detailed Delivery (Non-PDP) Programme) for
Critical Infrastructure in that Phase or Sub Phase outside the
PDP has been submitted to and approved by the LPA which
accords with the principles and parameters as to the
sequencing and approximate duration of operations for the
delivery of Critical Infrastructure comprised in such Phase or
Sub Phase of the Development as set out Indicative
Construction Programme and the indicative programme of
works to be approved in accordance with Condition 2.7 in
relation to the A5 Corridor Study (unless and to the extent that
the LPA shall approve any modification or variation of such
parameters and principles) and the programme assumptions in
the relevant Transport Reports and provided that no such
approval shall be given under this Condition any modification
or variation of such principles and parameters unless and to
the extent that the LPA is satisfied that it is unlikely (a) to
cause any significant unassessed adverse environmental
impacts, unless and to the extent that such changes are validly
approved by the LPA after they have been assessed by a
subsequent new or revised Environmental Statement and an
appropriate EIA process of (b) to significantly undermine the
comprehensive delivery of the whole of the Development in
27
5.3
5.4.
environmental impacts, unless and to the
extent that such changes are validly approved
by the LPA after they have been assessed by a
subsequent new or revised Environmental
Statement and an appropriate EIA process of
(b)
to
significantly
undermine
the
comprehensive delivery of the whole of the
Development in accordance with Policy C1 of
the UDP 2006.
In submitting any application for approval of a
detailed delivery programme in accordance
with Conditions 5.1 and 5.2 and 5.4 the
Developers shall provide such information as
the LPA may reasonably require to
demonstrate that all Necessary Consents
required to enable the Critical Infrastructure
(Non Pre-Phase) (including any Critical
Infrastructure Non Pre Phase as may be
required to be provided in accordance with any
additional Planning Permission or Alternative
Energy Permission or any Section 73
Permission) to be commenced and provided
within the relevant Phase have been or will be
obtained in time to allow such Critical
Infrastructure (Non Pre-Phase) to be provided
in accordance with the relevant detailed
delivery programme.
Not to resume carrying out the Development
following any suspension in accordance with
the provisions set out in paragraph 2 of
Schedule 2 to the Initial Planning Agreement
unless and until:
accordance with Policy C1 of the UDP 2006.
Not to resume carrying out the Development following any
suspension in accordance with the provisions set out in
paragraph 2 of Schedule 2 to the Initial Planning Agreement
unless and until:
5.4.1
5.4.1 the Developers shall have submitted to
the LPA and the LPA shall have
approved
a
revised
Primary
Development Delivery Programme
and/or a Detailed Delivery (Non PDP)
Programme having regard to the
the Developers shall have submitted to the LPA and
the LPA shall have approved a revised Primary
Development Delivery Programme and/or a Detailed
Delivery (Non PDP) Programme for the Phase(s) or SubPhase(s) of the Development that have been
suspended having regard to the parameters and
principles referred to in Conditions 5.1 and 5.2; and
28
parameters and principles referred to in
Conditions 5.1 and 5.2; and
6.1
5.4.2 if and to the extent that the programme
assumptions in any Phase Transport
Reports which were approved prior to
such suspension of the Development
have been superseded or rendered
invalid as a result of the suspension)
the Developers shall have obtained the
LPA’s approval (in accordance with
Condition 37) any relevant Phase
Transport Reports and/or Reserved
Matters Transport Reports relating to
such revised Primary Development
Delivery Programme and/or a Detailed
Delivery (Non PDP) Programme on the
basis that the restrictions contained in
Conditions 37.2 and 37.5 shall apply so
as also to prevent the resumption of
the Development following suspension
under Paragraph 2 as well as to any
further Reserved Matters Applications
or Other Matters Applications.
No part of the Development within any Phase
or Sub-Phase (which in the case of Phase 1 shall
mean the whole of that Phase) shall Commence
unless and until all estates and interests in such
Phase or Sub-Phase that need to be bound to
ensure satisfactory enforcement of the
obligations contained in the Initial Planning
Agreement (and any other Planning Agreement
required or entered into in relation to the
Development including any such agreements as
may be required in support of any Reserved
Matters Approval or any Other Matters
Approval or any Additional Planning Approval
or any Other Matters Approval or any
Additional Planning Permission or any
5.4.2 if and to the extent that the programme assumptions in
any Phase Transport Reports which were approved
prior to such suspension of the relevant Phase(s) or
Sub-Phase(s) of the Development have been
superseded or rendered invalid as a result of the
suspension) the Developers shall have obtained the
LPA’s approval (in accordance with Condition 37) of any
relevant Phase Transport Reports and/or Reserved
Matters Transport Reports relating to such revised
Primary Development Delivery Programme and/or a
Detailed Delivery (Non PDP) Programme on the basis
that the restrictions contained in Conditions 37.2 and
37.5 shall apply so as also to prevent the resumption of
the relevant Phase(s) or Sub-Phase(s) of the
Development following suspension under Paragraph 2
as well as to any further Reserved Matters Applications
or Other Matters Applications.
No part of the Development within any Phase or Sub-Phase
(which in the case of Phase 1 shall mean the whole of that
Phase) shall Commence unless and until all estates and
interests in such Phase or Sub-Phase that need to be bound to
ensure satisfactory enforcement of the obligations contained
in the Initial Planning Agreement (and any other Planning
Agreement required or entered into in relation to the
Development including any such agreements as may be
required in support of any Reserved Matters Approval or any
Other Matters Approval or any Additional Planning Approval or
any Other Matters Approval or any Additional Planning
Permission or any Alternative Energy Approval) shall (in
accordance with Clause 6 of the Initial Planning Agreement)
have been bound or made subject to the Planning Obligations
and other provisions relating thereto to the reasonable
29
6.2
7.1
Alternative Energy Approval) shall (in
accordance with Clause 6 of the Initial Planning
Agreement) have been bound or made subject
to the Planning Obligations and other
provisions relating thereto to the reasonable
satisfaction (as confirmed in writing) of the LPA
insofar as such obligations relate to or affect
either the whole of the Site or to such Phase or
Sub-Phase specifically.
Condition 6.1 shall not apply if and to the
extent that the LPA shall have previously
approved in writing Commencement of the
Development in any Phase or Sub- Phase
without complying with this Condition before
all interests in the whole of that Phase have
been so bound but no such approval will be
granted unless (a) the area of land which is not
so bound into the Planning Obligations is minor
and insignificant in terms of the future
enforcement of the Planning Obligations and
(b) the approval is unlikely to cause significant
environmental impacts compared to the
impacts as assessed in the EIA Process
No Reserved Matters Application shall be
submitted in relation to Phase 1 or any other
Phase of the Development unless and until the
Estate Management Framework, which may
include the establishment of an Estate
Management Body for adopting managing
cleansing maintaining repairing and/or
renewing such areas of Public Realm and other
parts of the Critical Infrastructure within the
Development (as may be appropriate in respect
of the relevant Phase) shall have been
submitted to and approved by the LPA and for
the avoidance of doubt it is likely that the LPA
will consider that different arrangements are
appropriate for different parts of Public Realm
and Critical Infrastructure within the
satisfaction (as confirmed in writing) of the LPA insofar as such
obligations relate to or affect either the whole of the Site or to
such Phase or Sub-Phase specifically.
No Reserved Matters Application shall be submitted in relation
to Phase 1 or any other Phase or sub phase of the
Development unless and until the Estate Management
Framework for that phase or sub phase, which may include the
establishment of an Estate Management Body for adopting
managing cleansing maintaining repairing and/or renewing
such areas of Public Realm and other parts of the Critical
Infrastructure within the Development (as may be appropriate
in respect of the relevant Phase) shall have been submitted for
that phase or sub phase to and approved by the LPA and for
the avoidance of doubt it is likely that the LPA will consider
that different arrangements are appropriate for different parts
of Public Realm and Critical Infrastructure within the
Developments.
30
Developments.
7.2
8.1
The Estate Management Framework shall be
prepared in consultation with the LPA and in
accordance with the parameters and principles
described in section 2.90 of the DSF and those
contained in Schedule 21 to the Initial Planning
Agreement.
No development shall Commence unless and
until the CoCP, has been submitted to and
approved by the LPA in accordance with the
parameters and principles and the scope
described referred to and defined in the Draft
CoCP and revised to ensure that it reflects best
practice
guidance
and
the
relevant
circumstances at the time of its submission for
approval. Thereafter the development shall be
carried out in accordance with the approved
document and any subsequent amendments
shall be agreed in writing with the LPA. For
avoidance of doubt the final CoCP shall cover
the following minimum requirements:
i)
Machinery (Noise and Vibration Levels and
mitigation measures, location and storage
of plant, materials and fuel, access routes,
access to banks etc.) and likely impacts on
Noise Sensitive Premises
ii)
Protection of areas of ecological sensitivity
and importance
iii)
Site supervision
iv)
Methods for the control of dust and air
pollution
v)
Methods used for all channel and bankside
31
water margin works
8.2
8.3
8.4
The CoCP shall be revised by the Developer at
least every 3 years to reflect any changes in
relevant best practice guidance or other
relevant policy guidance and so as to
satisfactorily address (insofar as may be
reasonably practicable) any issues of concern or
causes of complaints which might arise in
relation to the operation of any approved
version of the CoCP and (unless the LPA shall
have confirmed in writing to the Developers
that no review is required for the time being)
the Developers shall submit such revised CoCP
to the LPA for approval by the LPA no less than
once every 3 years. Following any such review
the Development shall be carried out in
accordance with the approved revised CoCP.
Not to Commence the Development in any
Phase and/or on any Plot or any other
construction site within any Phase unless and
until
the
Construction
Environmental
Management Plan relating thereto shall have
been submitted to and approved by the LPA on
the basis that such Construction Environmental
Management Plan shall be in accordance with
the CoCP and shall apply the principles and
parameters of the CoCP to the specific
circumstances of the relevant Phase Plot or
construction site (as the case may be) and the
part of the Development to be carried out
thereon.
(Subject to compliance with Conditions 35.3,
35.4 and 35.6) not to Commence Phase 1 of the
Development unless and until the proposed
construction access for the Waste Handling
Facility and the CHP/CCHP respectively shall
(Subject to compliance with Conditions 35.3, 35.4 and 35.6)
not to Commence Phase 1B(South) of the Development unless
and until the proposed construction access for the Waste
Handling Facility and the CHP/CCHP respectively shall have
been submitted to and approved by the LPA and such access
32
9.1
10.1
have been submitted to and approved by the
LPA and such access shall demonstrate that
construction access to the relevant Plots for
these elements of Phase 1 Critical
Infrastructure (by reference to the Transport
Assessment the Revised Environmental
Assessment and the Phase Transport Report for
Phase 1) that there are no likely unassessed
traffic or environmental impacts caused by
construction traffic associated with the
construction of such facilities and associated
works. Access to these Plots during the
construction of these facilities and the carrying
out of associated works shall be in accordance
with the arrangements approved in accordance
with this Condition.
No Development shall be Commenced in
relation to any Phase of the Development
unless and until a Demolition and Site Waste
Management Plan (DSWMS) which shall be in
general accordance with the parameters and
principles and the scope outlined in paragraph
2.50 of the DSF and the CoCP has been
approved by the LPA. The Development,
including any related demolition works, shall be
carried out in accordance with the approved
Demolition and Site Waste Management Plan.
No Reserved Matters Application shall be
submitted in relation to any given Phase of the
Development unless and until an Employment
and Skills Action Plan (incorporating a Skills
Development Method Statement) for that
Phase has been submitted to and approved in
writing by the LPA in accordance with the
principles set out within paragraph 11 of
Schedule 2 to the Initial Planning Agreement.
The Skills Development Method Statement
element of the plans will build up over the
lifetime of the scheme starting with measures
shall demonstrate that construction access to the relevant
Plots for these elements of Phase 1 Critical Infrastructure (by
reference to the Transport Assessment the Revised
Environmental Assessment and the Phase Transport Report for
Phase 1) that there are no likely unassessed traffic or
environmental impacts caused by construction traffic
associated with the construction of such facilities and
associated works.
Access to these Plots during the
construction of these facilities and the carrying out of
associated works shall be in accordance with the arrangements
approved in accordance with this Condition.
No Development shall be Commenced in relation to any Phase
or Sub Phase of the Development unless and until a Demolition
and Site Waste Management Plan (DSWMS) which shall be in
general accordance with the parameters and principles and
the scope outlined in paragraph 2.50 of the DSF and the CoCP
has been approved by the LPA. The Development, including
any related demolition works, shall be carried out in
accordance with the approved Demolition and Site Waste
Management Plan.
No Reserved Matters Application shall be submitted in relation
to any given Phase or Sub Phase of the Development unless
and until an Employment and Skills Action Plan (incorporating
a Skills Development Method Statement) for that Phase or Sub
Phase has been submitted to and approved in writing by the
LPA in accordance with the principles set out within paragraph
11 of Schedule 2 to the Initial Planning Agreement. The Skills
Development Method Statement element of the plans will
build up over the lifetime of the scheme starting with
measures to improve job opportunities associated with
demolition and construction phases and then employment
opportunities in each subsequent pPhase or Sub Phase of the
33
11.1
11.2
12.1
12.1.1
12.1.2
to improve job opportunities associated with
demolition and construction phases and then
employment opportunities in each subsequent
phase of the development including the
operation of any Plot Development after
Occupation.
No development shall Commence unless and
until the Car Parking Management Strategy, has
been submitted to and approved by the LPA in
accordance with the parameters and principles
and the scope set out in the Car Parking
Management Strategy Schedule.
Not to submit the first Reserved Matters
Application for any Phase or Sub-Phase of the
Development without first submitting to the
LPA and obtaining approval to the Phase Car
Parking Standards and the Phase Car Parking
Strategy and thereafter all relevant Reserved
Matters Applications in that Phase or SubPhase shall include details to ensure that car
parking facilities and spaces are provided and
managed within the relevant Phase in
accordance with the approved Phase Car
Parking Standards and Phase Car Parking
Strategy for that Phase.
No development shall commence until details
of the Site-wide Construction Transport
Management Plan (CTMP) have been
submitted to and approved by the LPA and
provided that:
the CTMP shall be prepared in accordance with
the parameters and principles and the scope
described and defined in section 11 of the Draft
CoCP and the conclusions of the CCC Feasibility
Study.
The CTMP shall be revised by the Developer at
least every 3 years to reflect any changes in
relevant best practice guidance or other
relevant policy guidance and so as to
development including the operation of any Plot Development
after Occupation.
Not to submit the first Reserved Matters Application for any
Phase or Sub-Phase of the Development without first
submitting to the LPA and obtaining approval to the Phase Car
Parking Standards and the Phase Car Parking Strategy and
thereafter all relevant Reserved Matters Applications in that
Phase or Sub-Phase shall include details to ensure that car
parking facilities and spaces are provided and managed within
the relevant Phase or Sub Phase in accordance with the
approved Phase Car Parking Standards and Phase Car Parking
Strategy for that Phase or Sub Phase.
34
12.2
13.1
satisfactorily address (insofar as may be
reasonably practicable any issues of concern or
causes of complaints which might arise in
relation to the operation of any approved
version of the CTMP and (unless the LPA shall
have confirmed in writing to the Developers
that no review is required for the time being)
the Developers shall submit such revised CTMP
to the LPA for approval by the LPA no less than
every 3 years. The Development shall be
carried out at all times in accordance with the
CTMP as so revised and approved from time to
time.
Prior to the commencement of work in any
Phase the Developers shall prepare and submit
to the LPA for approval (in consultation with TfL
in so far as it relates to the Strategic Transport
Network) an updated Construction Worker
Travel Plan for that Phase.
No development shall take place within Phase 1
or any Sub-Phase unless and until
(a) The Phase 1 Details for the Critical
Infrastructure (Pre-Phase) to be
delivered or provided in accordance
with the Primary Development
Delivery Programme as part of the
whole (or any approved Sub- Phase)
of Phase 1 as listed below have been
submitted to and approved in writing
by the LPA in accordance with the
relevant parameters and principles
contained in the DSF and the Design
and Access Statement (including the
Design Guidelines); and
(b) All Necessary Consents have been
agreed, obtained permitted or
otherwise authorised to enable the
Prior to the commencement of work in any Phase or Sub Phase
the Developers shall prepare and submit to the LPA for
approval (in consultation with TfL in so far as it relates to the
Strategic Transport Network) an updated Construction Worker
Travel Plan for that Phase or Sub Phase.
No development shall take place within Phase 1 or any SubPhase unless and until
(a) The Phase 1 Details for the Critical Infrastructure
(Pre-Phase) to be delivered or provided in
accordance with the Primary Development Delivery
Programme as part of the whole (or any approved
Sub- Phase) of Phase 1 as listed below have been
submitted to and approved in writing by the LPA in
accordance with the relevant parameters and
principles contained in the DSF and the Design and
Access Statement (including the Design Guidelines);
and
(b) All Necessary Consents have been agreed, obtained
permitted or otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for the whole of
(or any approved Sub-Phase of) Phase 1 to be
Commenced and completed in accordance with the
LPAs approval of the Phase 1 Details as listed below
35
Critical Infrastructure (Pre-Phase) for
the whole of (or any approved SubPhase of) Phase 1 to be Commenced
and completed in accordance with
the LPAs approval of the Phase 1
Details as listed below (subject to any
amendments to the Indicative
Phasing Plan and any defined Sub
Phases which may be approved in
accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial
Planning Agreement).
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
x)
xi)
xii)
xiii)
xiv)
xv)
A406 Brent Cross Ingress/Egress
Junction Improvements;
A41/A406 Junction Improvements
A407 Cricklewood Lane/Claremont
Road Junction Improvements
A5/Diverted Geron Way (WHF)
Junction
A5/A407 Cricklewood Lane Junction
Improvements
Claremont Avenue
Claremont Road Junction North
Claremont Park Road (Part 1)
Templehof Avenue and Templehof
Link Road
Tilling Road West Re-alignment and
Diversion (Part 1)
Claremont Avenue Junction with
Tilling Road
Brent Cross Pedestrian Underpass
Works
Prince Charles Drive Diversion
Bus Station Temporary Enhancement
Works
Eastern River Brent Alteration and
Diversion Works
(subject to any amendments to the Indicative
Phasing Plan and any defined Sub Phases which may
be approved in accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial Planning Agreement).
i)
A406 Brent Cross Ingress/Egress Junction
Improvements;
ii) A41/A406 Junction Improvements
iii) A407 Cricklewood Lane/Claremont Road Junction
Improvements
iv) A5/Diverted Geron Way (WHF) Junction
v) A5/A407 Cricklewood Lane Junction Improvements
vi) Claremont Avenue
vii) Claremont Road Junction North
viii) Claremont Park Road (Part 1)
ix) Templehof Avenue and Templehof Link Road
x) Tilling Road West Re-alignment and Diversion (Part
1)
xi) Claremont Avenue Junction with Tilling Road
xii) Brent Cross Pedestrian Underpass Works
xiii) Prince Charles Drive Diversion
xiv) Bus Station Temporary Enhancement Works
xv)xiv)
Eastern River Brent Alteration and
Diversion Works
xvi)xv)
Bridge Structure B1 (Replacement A406
Templehof Bridge)
xvii)xvi)
River Brent Bridges (as relevant to the
Eastern River Brent Alteration and Diversion Works)
xviii)xvii)
Clarefield Park Temporary Replacement
Open Space
xix)xviii)
Brent Cross Main Square
xx)xix)
River Brent Nature Park
xxi)xx)
Eastern Brent Riverside Park
xxii)xxi)
School Green Corridor
xxiii)xxii)
Claremont Park Improvements
xxiv)xxiii)
Market Square
xxv)xxiv)
Clitterhouse Playing Field Improvement
Part 1
36
xvi) Bridge Structure B1 (Replacement
A406 Templehof Bridge)
xvii) River Brent Bridges (as relevant to the
Eastern River Brent Alteration and
Diversion Works)
xviii) Clarefield
Park
Temporary
Replacement Open Space
xix) Brent Cross Main Square
xx) River Brent Nature Park
xxi) Eastern Brent Riverside Park
xxii) School Green Corridor
xxiii) Claremont Park Improvements
xxiv) Market Square
xxv) Clitterhouse
Playing
Field
Improvement Part 1
xxvi) Brent Terrace Green Corridor
xxvii)
Whitefield
Estate
Replacement Units
14.1
xxv) Brent Terrace Green Corridor
xxvi) Whitefield Estate Replacement Units (Part 2)
xxvii) Western River Brent Alteration & Diversion Works
xxviii)
River Brent Bridges (as relevant to Western
River Brent Alteration & Diversion Works
xxix) Western Riverside Park
xxx) M1/A406 and A5/A406 Junction Improvements
xxxi) High Street North
xxxii) Transport Interchange T2 (Replacement Brent Cross
Bus Station)
xxxiii)
Central River Brent Alteration and
Diversion Works
xxxiv)
Bridge Structure B6 (M1 Junction
Pedestrian and Cycle Bridge)
xxxv) River Brent Bridges (as relevant to Central River
Brent Alteration and Diversion Works
xxxvi)
Sturgess Park Improvements
xxxvii)
Central Brent Riverside Park
xxxviii)
Layfield Place;
xxxix)
Fenwick Place
xl) Templehof Circus
No development shall take place within Phase 2
or any Sub-Phase unless and until
No development shall take place within Phase 2 or any SubPhase unless and until
(a) The Phase 2 Details for the Critical
Infrastructure (Pre-Phase) to be
delivered or provided in accordance
with the Primary Development
Delivery Programme as part of the
whole (or any approved Sub- Phase)
of Phase 2 as listed below have been
submitted to and approved in writing
by the LPA (in accordance with the
relevant parameters and principles
contained in the DSF and the Design
and Access Statement (including the
(c) The Phase 2 Details for the Critical Infrastructure
(Pre-Phase) to be delivered or provided in
accordance with the Primary Development Delivery
Programme as part of the whole (or any approved
Sub- Phase) of Phase 2 as listed below have been
submitted to and approved in writing by the LPA (in
accordance with the relevant parameters and
principles contained in the DSF and the Design and
Access Statement (including the Design Guidelines);
and
(d) All Necessary Consents have been agreed, obtained
37
Design Guidelines); and
(b) All Necessary Consents have been
agreed, obtained permitted or
otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for
the whole of (or any approved SubPhase of) Phase 2 to be Commenced
and completed in accordance with
the LPA’s approval of the Phase 2
Details as listed below (subject to any
amendments to the Indicative
Phasing Plan or any defined SubPhases which may be approved in
accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial
Planning Agreement:
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
x)
xi)
xii)
xiii)
M1/A406 and A5/A406 Junction
Improvements
A41 Whitefield Avenue Junction
Claremont Park Road Part 2
High Street North
High Street South
Whitefield Street
Whitefield Avenue
Tilling Road East Improvements
Transport
Interchange
T2
(Replacement Bus Station)
Central River Brent Alteration and
Diversion Works
Bridge Structure B5 (A41 Pedestrian
Bridge)
Bridge Structure B6 (M1 Junction
Pedestrian and Cycle Bridge)
River Brent Bridges (as relevant to
Central River Brent Alteration and
Diversion Works
permitted or otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for the whole of
(or any approved Sub-Phase of) Phase 2 to be
Commenced and completed in accordance with the
LPA’s approval of the Phase 2 Details as listed below
(subject to any amendments to the Indicative
Phasing Plan or any defined Sub-Phases which may
be approved in accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial Planning Agreement:
i) M1/A406 and A5/A406 Junction Improvements
ii)i) A41 Whitefield Avenue Junction
iii)ii) Claremont Park Road Part 2
iv) High Street North
v)iii) High Street South
vi)iv) Whitefield Street
vii)v) Whitefield Avenue
viii)vi)
Tilling Road East Improvements
ix) Transport Interchange T2 (Replacement Bus Station)
x) Central River Brent Alteration and Diversion Works
xi)vii)
Bridge Structure B5 (A41 Pedestrian
Bridge)
xii) Bridge Structure B6 (M1 Junction Pedestrian and
Cycle Bridge)
xiii) River Brent Bridges (as relevant to Central River
Brent Alteration and Diversion Works
xiv)viii)
Clitterhouse Stream Nature Park
xv)ix)
Clitterhouse Playing Fields Improvements
Part 2
xvi)x)
Eastern Lands Green Corridor Part 1
xvii)xi)
Eastern Park Part 1
xviii)xii)
School Square
xix) Sturgess Park Improvements
xx)xiii)
Whitefield Square
xxi)xiv)
Central Brent Riverside Park
38
15.1
xiv) Clitterhouse Stream Nature Park
xv) Clitterhouse
Playing
Fields
Improvements Part 2
xvi) Eastern Lands Green Corridor Part 1
xvii) Eastern Park Part 1
xviii) School Square
xix) Sturgess Park Improvements
xx) Whitefield Square
xxi) Central Brent Riverside Park
No development shall take place within Phase 3
or any Sub-Phase unless and until
(a) The Phase 3 Details for the Critical
Infrastructure (Pre-Phase) to be
delivered or provided in accordance
with the Primary Development
Delivery Programme as part of the
whole (or any approved Sub- Phase)
of Phase 3 as listed below have been
submitted to and approved in writing
by the LPA in accordance with the
relevant parameters and principles
contained in the DSF and the Design
and Access Statement (including the
Design Guidelines); and
(b) All Necessary Consents have been
agreed, obtained permitted or
otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for
the whole of (or any approved SubPhase of) Phase 3 to be Commenced
and completed in accordance with
the LPA’s approval of the Phase 3
Details as listed below (subject to any
amendments to the Indicative
Phasing Plan or any defined SubPhases which may be approved in
accordance with Condition 4.2 and
No development shall take place within Phase 3 or any SubPhase unless and until
(a) The Phase 3 Details for the Critical Infrastructure
(Pre-Phase) to be delivered or provided in
accordance with the Primary Development Delivery
Programme as part of the whole (or any approved
Sub- Phase) of Phase 3 as listed below have been
submitted to and approved in writing by the LPA in
accordance with the relevant parameters and
principles contained in the DSF and the Design and
Access Statement (including the Design Guidelines);
and
(b) All Necessary Consents have been agreed, obtained
permitted or otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for the whole of
(or any approved Sub-Phase of) Phase 3 to be
Commenced and completed in accordance with the
LPA’s approval of the Phase 3 Details as listed below
(subject to any amendments to the Indicative
Phasing Plan or any defined Sub-Phases which may
be approved in accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial Planning Agreement):
i) Western River Brent Alteration & Diversion Works
ii)i) Bridge Structure B4 (Pedestrian Bridge over the
A406)
iii) River Brent Bridges (as relevant to Western River
39
Clauses 13 and 14 of the Initial
Planning Agreement):
Brent Alteration & Diversion Works
iv)ii) Eastern Lands Green Corridor (Part 2)
v)iii) Eastern Park (Part 2)
vi)iv) Western Riverside Park
i)
16.1
Western River Brent Alteration &
Diversion Works
ii) Bridge Structure B4 (Pedestrian
Bridge over the A406)
iii) River Brent Bridges (as relevant to
Western River Brent Alteration
& Diversion Works
iv) Eastern Lands Green Corridor (Part 2)
v) Eastern Park (Part 2)
vi) Western Riverside Park
No development shall take place within Phase 4
or any Sub-Phase unless and until
(a) The Phase 4 Details for the Critical
Infrastructure (Pre-Phase) to be
delivered or provided in accordance
with the Primary Development
Delivery Programme as part of the
whole (or any approved Sub- Phase)
of Phase 4 as listed below have been
submitted to and approved in writing
by the LPA in accordance with the
relevant parameters and principles
contained in the DSF and the Design
and Access Statement (including the
Design Guidelines); and
(b) All Necessary Consents have been
agreed, obtained permitted or
otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for
the whole of (or any approved SubPhase of) Phase 4 to be Commenced
and completed in accordance with
the LPA’s approval of the Phase 4
40
17.1
Details as listed below (subject to any
amendments to the Indicative
Phasing Plan or any defined SubPhases which may be approved in
accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial
Planning Agreement ):
No development shall take place within Phase 5
or any Sub-Phase unless and until
(a) The Phase 5 Details for the Critical
Infrastructure (Pre-Phase) to be
delivered or provided in accordance
with the Primary Development
Delivery Programme as part of the
whole (or any approved Sub-Phase)
of Phase 5 as listed below have been
submitted to and approved in writing
by the LPA in accordance with the
relevant parameters and principles
contained in the DSF and the Design
and Access Statement (including the
Design Guidelines); and
(b) All Necessary Consents have been
agreed, obtained permitted or
otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for
the whole of (or any approved SubPhase of) Phase 5 to be Commenced
and completed in accordance with
the LPA’s approval of the Phase 5
Details as listed below (subject to any
amendments to the Indicative
Phasing Plan or any defined SubPhases which may be approved in
accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial
Planning Agreement):
41
18.1
No development shall take place within Phase 6
or any Sub-Phase unless and until
(a)
19.1
The Phase 6 Details for the Critical
Infrastructure
(Pre-Phase)
to
be
delivered or provided in accordance with
the Primary Development Delivery
Programme as part of the whole (or any
approved Sub- Phase) of Phase 6 as listed
below have been submitted to and
approved in writing by the LPA in
accordance with the relevant parameters
and principles contained in the DSF and
the Design and Access Statement
(including the Design Guidelines); and
(b) All Necessary Consents have been agreed,
obtained permitted or otherwise
authorised to enable the Critical
Infrastructure (Pre-Phase) for the whole
of (or any approved Sub-Phase of) Phase
6 to be Commenced and completed in
accordance with the LPA’s approval of
the Phase 5 Details as listed below
(subject to any amendments to the
Indicative Phasing Plan or any defined
Sub-Phases which may be approved in
accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial Planning
Agreement):
No development shall take place within Phase 7
or any Sub-Phase unless and until
(a) The Phase 7 Details for the Critical
Infrastructure (Pre-Phase) to be
delivered or provided in accordance
with the Primary Development
Delivery Programme as part of the
whole (or any approved Sub- Phase)
42
of Phase 7 as listed below have been
submitted to and approved in writing
by the LPA in accordance with the
relevant parameters and principles
contained in the DSF and the Design
and Access Statement (including the
Design Guidelines); and
20.1
(b) All Necessary Consents have been
agreed, obtained permitted or
otherwise authorised to enable the
Critical Infrastructure (Pre-Phase) for
the whole of (or any approved SubPhase of) Phase 7 to be Commenced
and completed in accordance with
the LPA’s approval of the Phase 5
Details as listed below (subject to any
amendments to the Indicative
Phasing Plan or any defined SubPhases which may be approved in
accordance with Condition 4.2 and
Clauses 13 and 14 of the Initial
Planning Agreement):
Not to occupy or trade from existing John Lewis
or any retail floorspace in Brent Cross East Zone
with exception of the new John Lewis store,
prior to the completion of new Bridge Structure
B1 (Replacement A406 Templehof Bridge) and
Templehof Avenue and Link Road in accordance
with the relevant Necessary Consents.
Development of the Bridge Structure B1
(Replacement A406 Templehof Bridge),
Templehof Avenue and Link Road shall be
carried out in accordance with the relevant
Phase 1 Details and such Details shall include:
a)
The amount of clearance over the
A406 and lighting and design from
the point of view of A406 users and
Not to occupy or trade from existing John Lewis or any retail
floorspace in Brent Cross East Zone with exception of the new
John Lewis store, prior to the completion of new Bridge
Structure B1 (Replacement A406 Templehof Bridge) and
Templehof Avenue and Link Road in accordance with the
relevant Necessary Consents. Development of the Bridge
Structure B1 (Replacement A406 Templehof Bridge),
Templehof Avenue and Link Road shall be carried out in
accordance with the relevant Phase 1 Details and such Details
shall include:
a)
The amount of clearance over the A406 and lighting
and design from the point of view of A406 users and
road safety; and
b)
an explanation of how this bridge will be beneficial
43
road safety; and
b)
20.2
20.3
20.4
20.5
an explanation of how this bridge will
be beneficial for cyclists and
pedestrians at all times of day and
night, including Step free access to
the A406 on both footways and step
free access to site of proposed bus
station.
for cyclists and pedestrians at all times of day and
night, including Step free access to the A406 on both
footways and step free access to site of proposed
bus station.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone with the exception of
the New John Lewis store, prior to practical
completion of the A406 Brent Cross
Ingress/Egress Junction Improvements in
accordance with the relevant Necessary
Consents.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone, with the exception
of the New John Lewis store, prior to practical
completion of the A41/A406 Junction Works
including Brentfield Gardens Junction Works
and A41 underpass works in accordance with
the relevant Necessary Consents.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone, with the exception
of the New John Lewis store, prior to practical
completion of the Brent Cross Pedestrian
Underpass Works in accordance with the
relevant Necessary Consents.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
44
20.6
20.7
20.8
20.9
20.10
the Brent Cross East Zone, with the exception
of the new John Lewis store, prior to practical
completion of the Prince Charles Drive
Diversion in accordance with the relevant
Necessary Consents.
Not to occupy more than 1,000 residential units
south of the A406 or to Occupy or bring into
use the New Superstore (within the Eastern
Lands zone) prior to practical completion of
Claremont Avenue in accordance with the
relevant Necessary Consents in accordance
with the relevant Necessary Consents.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone, with the exception
of the New John Lewis store, prior to the
practical completion of Claremont Avenue
Junction with Tilling Road in accordance with
the relevant Necessary Consents.
Not to occupy more than 1,000 residential units
nor to Occupy or trade from the New
Superstore (in the vicinity of Plot 28 within the
Eastern Lands Zone) prior to practical
completion of Claremont Road Junction North
in accordance with the relevant Necessary
Consents.
Not to occupy more than 100 residential units
on the Plots immediately north of Claremont
Park (comprising those on Plots 11, 12, 14
and 15) prior to practical completion of
Claremont Park Road (Part 1).
Not to occupy any part of the development
south of the A406 prior to practical completion
of Cricklewood Lane (A407)/Claremont Road
and A407/A5 Junction Works in accordance
with the relevant Necessary Consents.
45
20.11
20.12
20.13
20.14
20.15
Not to commence the construction of
Cricklewood Lane (A407)/Claremont Avenue
and Cricklewood Lane (A407)/A5 Junction
Works until any traffic management measures
or other mitigation measures to Chichelle Road
and required by the LB Brent have been
authorized by a section 278 highways
agreement.
Not to occupy the Waste Handling Facility prior
to the practical completion of the A5 Junction
to Waste Handling Facility in accordance with
the relevant Necessary Consents.
The
development of the A5 Junction to Waste
Handling Facility shall not be commenced until
any traffic management measures to Humber
Road (as identified in the A5 Corridor Study)
and required by the London Borough of Brent
have been authorised by a section 278
highways agreement.
Not used
Not to commence the construction of Cricklewood Lane
(A407)/Claremont Avenue Road and Cricklewood Lane
(A407)/A5 Junction Works until any traffic management
measures or other mitigation measures to Chichelle Road and
required by the LB Brent have been authorized by a section
278 highways agreement.
Not to occupy more than 1,000 residential units
south of the A406 or to occupy or bring into
use the New Superstore south of the A406 in
the vicinity of Plot 28 in the Eastern Lands prior
to the practical completion of Tilling Road West
Re-alignment Works (Part 1) in accordance with
the relevant section 38 and/or 278 highways
agreement and other relevant Necessary
Consents.
Not to occupy or open for trade the existing
John Lewis store once vacated nor any of the
retail floor space hereby approved within the
Brent Cross East Zone with the exception of the
New John Lewis store prior to practical
completion of the Eastern River Brent
Alteration & Diversion Works including the
Wetland Area in accordance with the relevant
46
Necessary Consents.
20.16
20.17
20.18
Not to occupy more than 1,350 residential units
prior to the practical completion of the
Replacement Primary School within Phase 1 in
accordance with the relevant Necessary
Consents unless the Council as the Local
Education Authority shall have made
alternative arrangements for places to
accommodate pupils generated by the
Development as referred to in paragraph 2.4 of
Schedule 2 to the Initial Planning Agreement.
On the date of the submission of the first
Reserved Matter Application for residential
units in the Market Quarter zone the Developer
shall confirm with the PCT its space
requirements and location for the Temporary
Health Centre in the Market Quarter Zone and
offer a lease to the PCT/healthcare provider of
that facility on reasonable terms. Subject to
completion of an agreement of the lease in
accordance with the obligations as set out in
paragraph 7 of Schedule 2 of the Initial
Planning Agreement, no more than 450
residential units in Market Quarter Zone shall
be occupied until practical completed until the
Temporary Health Centre has been provided.
The facility shall remain in place until the Main
Health Centre is provided or the lease of the
Temporary Health Centre expires, whichever is
the earlier.
Not to occupy or open for trade more than
10,000 sq.m of new built comparison retail
within Brent Cross East Zone (with the
exception of the New John Lewis store), and
not to re-occupy the Existing John Lewis store
prior to practical completion the Community
Facilities (BXE Zone)
On the date of the submission of the first Reserved Matter
Application for residential units in the Market Quarter zone
the Developer shall confirm with the PCT/healthcare provider
its space requirements and location for the Temporary Health
Centre in the Market Quarter Zone and shall not occupy any
residential units in Market Quarter Zone until the Developer
has offered a lease to the PCT/healthcare provider of that
facility on reasonable terms. Subject to completion of an
agreement of the lease in accordance with the obligations as
set out in paragraph 7 of Schedule 2 of the Initial Planning
Agreement, no more than 450 residential units in Market
Quarter Zone shall be occupied until practical completed until
the Temporary Health Centre has been provided. The facility
shall remain in place until the Main Health Centre is provided
or the lease of the Temporary Health Centre expires,
whichever is the earlier.
47
20.19
20.20
20.21
20.22
20.23
Not to occupy more than 450 residential units
in the Market Quarter Zone and/or the Eastern
Lands Zone prior to practical completion of the
Community Facilities (Market Quarter Zone).
Not to close to the public or to redevelop
Clarefield Park until the Clarefield Park
Temporary Replacement has been completed
and provided for public use in accordance with
all relevant Necessary Consents and the
parameters and principles set out in paragraph
2.68 of the DSF and the Phase 1 Details relating
to it.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone, with the exception
of the New John Lewis store prior to practical
completion of the River Brent Nature Park and
the Wetland Area within Brent Cross East zone
in accordance with the relevant Necessary
Consents.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone, with the exception
of the New John Lewis store, prior to practical
completion of the Eastern Brent Riverside Park
in accordance with the relevant Necessary
Consents.
Not to occupy or open for trade either the
existing John Lewis store once vacated or any
of the retail floor space hereby approved within
the Brent Cross East Zone, with the exception
of the New John Lewis store, prior to practical
completion of the Brent Cross Square in
accordance with the relevant Necessary
Consents.
Not to close to the public or to redevelop Clarefield Park until
the prior to the practical completion of Claremont Park and
Clitterhouse Playing Fields Part 1 (excluding Clitterhouse
Stream Nature Park) Clarefield Park Temporary Replacement
has been completed and provided for public use in accordance
with all relevant Necessary Consents and the parameters and
principles set out in paragraph 2.68 of the DSF and the Phase 1
Details relating to it.
48
20.24
20.25
20.26
20.27
20.28
20.29
20.30
Not to occupy any residential units within the
Southern Development unless and until a
binding contract has been entered into to carry
out
the
Clitterhouse
Playing
Fields
Improvements (Part 1) in accordance with the
relevant Phase 1 Details and all other relevant
Necessary Consents.
Not used
Not to occupy more than 750 residential units
in the Market Quarter Zone prior to the
practical completion and provision of the
Claremont Park Improvements in accordance
with the relevant Necessary Consents.
The redeveloped Claremont Primary School
shall not be occupied prior to practical
completion and provision of the School Green
Corridor, in accordance with the relevant Phase
1 Details and all other relevant Necessary
Consents.
Not to occupy more than 750 residential units
in Market Quarter Zone prior to practical
completion of the Market Square in accordance
with the relevant Phase 1 Details and all other
relevant Necessary Consents.
Unless the Police Authority indicate that they
do not wish to take a lease of the facility, not
more than 750 residential units in Market
Quarter Zone shall be occupied prior to
Practical Completion of the Neighbourhood
Police Unit (Market Quarter Zone) in
accordance with the relevant Phase 1 Details.
Not to occupy the New John Lewis Store prior
to the completion of the Bus Station Temporary
Enhancement Works in accordance with the
relevant Necessary Consents.
DELETE CONDITION
49
20.31
21.1
21.1.2
21.2
21.3
(Unless the Developer shall already have legally
committed to Construct the Transport
Interchange T2 (Replacement Brent Cross Bus
Station) by Commencing Phase 2 or otherwise),
Not to occupy the New John Lewis Store unless
and until it shall have submitted to the LPA and
shall have obtained approval to the Bus Station
Permanent Enhancement Works.
Not occupy more than 1,349 residential units
not more than 61,201sq m of Class A uses nor
more than 24,619sq m of Class B uses prior to
A5/M1/A406
completed
and
junction
improvements shown on Scott Wilson drawings
P/D11879/H/100/1011F,
100/1012F
and
100/1031F is completed and open to traffic in
accordance with the relevant Necessary
Consents.
The construction of A5/M1/A406 Junction shall
not be commenced until any traffic
management measures to A406(W) (as
identified in the A5 Corridor Study) and
required by the London Borough of Brent or
Transport for London or the Highways Agency
shall have been authorised by a section 278
highway agreement or other appropriate
statutory authorisation as part of the
agreement for the M1/A406/A5 junction.
Not to occupy more than 700 residential units
immediately north of Claremont Park
(comprising those on Plots 11, 12, 14 and 15)
prior to practical completion of Claremont Park
Road (Part 2)
Not to occupy or open for trade more than
50,000 sq.m of new built comparison retail
floorspace within Brent Cross East zone prior to
practical completion of High Street North
within the Brent Cross East Zone in accordance
with the relevant Phase 2 Details and all other
relevant Necessary Consents.
DELETE CONDITION
Not to occupy or open for trade more than 50,000 sq.m of new
built comparison retail floorspace within Brent Cross East zone
prior to practical completion of High Street North within the
Brent Cross East Zone in accordance with the relevant Phase
12 Details and all other relevant Necessary Consents.
50
21.4
21.5
21.6
21.7
21.8
21.9
21.10
Not to occupy more than 1,250 residential units
in the Eastern Lands zone prior to practical
completion of Whitefield Street in accordance
with the relevant Phase 2 Details and all other
relevant Necessary Consents.
Not to occupy more than 1,250 residential units
in the Eastern Lands Zone prior to the practical
completion of the A41/Whitefield Avenue
Junction within the Eastern Lands zone in
accordance with the relevant Phase 2 Details
and all other relevant Necessary Consents.
Not to occupy more than 2,000 residential units
in the Eastern Lands Zone to the practical
completion of the Whitefield Avenue in
accordance with the relevant Phase 2 Details.
Not to occupy more than 5,000 sq.m of new
retail floorspace within the Market Quarter
zone prior to practical completion of High
Street South in accordance with the relevant
Phase 2 Details and all other relevant Necessary
Consents.
Not to occupy more than 1,250 residential units
within the Eastern Lands zone or 3,000
residential units in the Southern Development
prior to practical completion of the A41
Pedestrian Bridge in accordance with the
relevant Necessary Consents.
Not to occupy more than 45,000m² of new built
comparison retail within Brent Cross East zone
prior to the practical completion of the Central
River Brent Alteration & Diversion Works in
accordance with the relevant Phase Details and
all other relevant Necessary Consents.
The existing Whitefield School shall not be
closed until the Replacement Secondary School
has been completed and made available for
Occupation by pupils in accordance with the
relevant Phase 2 Details unless the LEA shall
have made alternative arrangements for places
51
to accommodate pupils generated by the
Development as referred to in paragraph 2.4 of
Schedule 2 to the Initial Planning Agreement.
21.11
21.12
21.13
21.14
21.15
The occupation of the Replacement Secondary
School will not take place until the requirement
for and location, practical completion and
provision of the Library as part of the
Replacement Secondary school development
has been approved by the LPA as part of the
Phase 2 Details.
The existing Mapledown Special Needs School
will remain open until the Replacement Special
Needs has been completed and made
available for Occupation.
Not to occupy more than 1,500 residential units
in the Eastern Lands Zone prior to completing
and making available for lease the Child Care
Facilities (Eastern Lands Zone) in accordance
with the relevant Phase 2 Details and all other
relevant Necessary Consents.
Not to occupy more than 750 residential units
in Eastern Lands Zone until confirmed with PCT
(or successor body or appropriate health
provider as agreed with the LPA) space
requirements and location for health centre (up
to 3,000sq.m) in the Eastern Lands Zone and
have offered a lease to the PCT/healthcare
provider in accordance with the arrangements
set out in paragraph 7 of Schedule 2 to the
Initial Planning Agreement. Subject to
agreement of the lease, not to Occupy more
than 1,500 residential units in the Eastern
Lands Zone until the Main Health Centre has
been provided.
On the date of the submission of the first RMA
for residential units in the Cricklewood Lane
Zone, the Developer shall confirm with the PCT
(or successor body or appropriate health
provider as agreed with the LPA) their space
On the date of the submission of the first RMA for residential
units in the Cricklewood Lane Zone, the Developer shall
confirm with the PCT (or successor body or appropriate health
provider as agreed with the LPA) their space requirements and
location for the Drop in Health Centre in Cricklewood Lane
52
21.16
21.17
21.18
21.19
requirements and location for the Drop in
Health Centre in Cricklewood Lane Zone and
shall offer to complete agreement for a lease to
the PCT/healthcare provider of that Centre.
Subject to agreement of the lease being agreed
with the PCT, no more than 25 residential units
in the Cricklewood Lane zone shall be Occupied
until the provision of the Drop In Health Centre
has been provided in accordance with the
relevant Phase 2 Details and all other relevant
Necessary Consents.
Not to occupy or open for trade more than
45,000 sq.m of new comparison retail within
Brent Cross East Zone prior to practical
completion of the Central Brent Riverside Park
in accordance with the relevant Phase 2 Details
and all other relevant Necessary Consents.
Not to occupy more than 1,000 residential units
in the Eastern Lands zone prior to the practical
completion of Eastern Park (Part 1) in
accordance with the relevant Phase 2 Details
and all other relevant Necessary Consents.
Not to Commence the redevelopment of the
Existing Foodstore (including the Existing PFS)
in accordance with this Permission prior to the
practical completion of the Eastern Lands
Green Corridor Part 1 in accordance with the
relevant Phase 1 Details and all other relevant
Necessary Consents.
Neither the Replacement Secondary School nor
the Replacement Special Needs School shall be
Occupied or opened for the purposes of
delivering education or providing other school
services unless and until practical completion of
the School Square in accordance with the
relevant Phase 2 Details and all other relevant
Necessary Consents.
Zone and shall not occupy and residential units in Cricklewood
Lane Zone until the Developer has shall offered to completean
agreement for a lease to the PCT/healthcare provider of that
Centre. Subject to agreement of the lease being agreed with
the PCT, no more than 25 residential units in the Cricklewood
Lane zone shall be Occupied until the provision of the Drop In
Health Centre has been provided in accordance with the
relevant Phase 12 Details and all other relevant Necessary
Consents.
Not to occupy or open for trade more than 45,000 sq.m of new
comparison retail within Brent Cross East Zone prior to
practical completion of the Central Brent Riverside Park in
accordance with the relevant Phase 12 Details and all other
relevant Necessary Consents.
53
21.20
21.21
21.22
21.23
21.24
22.1
Not to occupy more than 200 residential units
within Brent Cross East Zone or the Brent Cross
West Zone prior to practical completion of the
improvements to Sturgess Park Improvements
in accordance with the relevant Phase 2 Details
and all other relevant Necessary Consents.
Not to occupy more than 1,000 residential units
in the Eastern Lands Zone shall be Occupied
prior to the practical completion of Whitefield
Square in accordance with the relevant Phase 2
Details and all other relevant Necessary
Consents.
Unless the Police Authority indicate that they
do not wish to take a lease of the facility, not
more than 45,000 sq.m of new comparison
retail floorspace in the Brent Cross East Zone
shall be occupied prior to Practical Completion
of Neighbourhood Police Unit (Brent Cross
East).
The existing Shopmobility unit or temporary
replacement facility will remain open and no
more than of 45,000 sq.m of new comparison
retail floorspace in the Brent Cross East zone
shall be Occupied prior to the practical
completion of the Shopmobility Works within
the Brent Cross East Zone. The development of
the Shopmobiilty Works shall be carried out in
accordance with the details submitted and
approved.
Not to occupy more than 2,000 residential units
in the Eastern Lands zone or 3,000 residential
units in the Southern Development prior to the
practical completion of the Tilling Road East
Improvements in accordance with the element
Phase 2 Details and all other relevant necessary
consents.
Not to occupy more than 2,000 residential units
in the Eastern Lands zone prior to practical
completion of Bridge Structure B4 (Pedestrian
54
Bridge over the A406) in accordance with the
relevant Phase 3 Details and all other relevant
Necessary Consents.
22.2
22.3
22.4
22.5
23.1
23.2
23.3
Not to occupy more than 500 residential units
within the Brent Cross West zone prior to
practical completion of the Western River Brent
Alteration & Diversion Works in accordance
with the relevant Necessary Consents.
Not to occupy more than 1,000 residential units
within the Eastern Lands Zone prior to practical
completion of 1,000m² of flexible
community floorspace within the Eastern Lands
in accordance with the relevant Phase 3 Details
and all other relevant Necessary Consents.
Not to occupy more than 500 residential units
within the Brent Cross West zone prior to
practical completion of the Western Brent
Riverside Park in accordance with the relevant
Necessary Consents.
Not to occupy more than 2,000 residential units
in the Eastern Lands Zone prior to the practical
completion of the Eastern Park (Part 2) in
accordance with the relevant Necessary
Consents.
Not to occupy the new Rail Freight Facility until
practical completion of the A5 Junction to Rail
Freight Facility in accordance with the relevant
Phase 4 Details and all other relevant Necessary
Consents.
Not to occupy more than 750 residential units
within the Brent Terrace Zone south of the
MML Bridge prior to the practical completion of
the Claremont Road Junction South in
accordance with the relevant Phase 4 Details
and all other relevant Necessary Consents.
Not to occupy more than 500 residential units
within the Brent Terrace Zone prior to practical
completion of the Millennium Green
Improvements in accordance with the relevant
55
Phase 4 Details and all other relevant Necessary
Consents.
23.4
23.5
24.1
24.2
24.3
24.4
Not to occupy more than 500 residential units
within the Brent Terrace Zone prior to practical
completion of Gas Governor Square in
accordance with the relevant Phase 4 Details
and all other relevant Necessary Consents.
Not to occupy more than 1,500 residential units
within the Brent Terrace Zone prior to the
provision of Child Care Facilities (Brent Terrace
Zone) in accordance with the relevant Phase 4
Details and all other relevant Necessary
Consents.
Not to occupy more than 750 residential units
north of the new Road Bridge over the MML in
the Brent Terrace zone prior to practical
completion of the Spine Road North…
Not to occupy more than 750 residential units
south of the new Road Bridge over the MML in
the Brent Terrace zone shall be Occupied prior
to practical completion of the Spine Road South
in accordance with the relevant Phase 5 Details
and all other relevant Necessary Consents.
Not to occupy more than 1,000 residential units
in the Brent Terrace Zone or 4,500 residential
units in the Southern Development shall be
Occupied prior to practical completion of the
A5 A5/MML Link Road over Midland Mainline
Junction and Bridge Structure B2 (A5 Link
Bridge) in accordance with the relevant Phase 5
Details and all other relevant Necessary
Consents.
The development of the A5 Junction (with the
Road Bridge over the MML) shall not be
commenced until any traffic management
measures to Oxgate Gardens and Dollis Hill
Lane (between its junction with the A5
and Coles Green Road) (as identified in the A5
56
Corridor Study) and required by the London
Borough of Brent are covered by a section 278
agreement.
24.5
24.6
24.7
24.8
24.9
Not to Commence any Plot Development in the
Station Quarter Zone which comprises B1
Business floorspace (and for the avoidance of
doubt this shall exclude the CHP/CCHP) unless
and until the developers shall have completed
an unconditional contract with Network Rail or
its agents to construct and deliver Transport
Interchange T1 (New Train Station and
Transport Interchange) in accordance with the
Detailed Delivery (Non-PDP) Programme and
the relevant Phase 5 Details and all other
relevant Necessary Consents and not to Occupy
more than 100,000aqm of B1 business floor
space in the Station Quarter Zone unless and
until the station is practically completed and
available for Occupation and public use.
Not to occupy more than 100,000 sq m of office
floorspace in the Station Quarter Zone prior to
the provision of the Child Care Facilities
(Station Quarter Zone).
Not to occupy more than 1,500 residential units
within the Brent Terrace Zone prior to the
practical completion of Brent Terrace Park
Not to occupy more than 1,500 residential units
within the Brent Terrace zone prior to practical
completion of Railways Lands Nature Park, in
accordance with the relevant Phase 5 Details
and all other relevant Necessary Consents.
Not to occupy more than 100,000 sq.m of
business floorspace in the Station Quarter Zone
prior to practical completion of the Bridge
Structure B3 (Geron Way Pedestrian Bridge) in
accordance with the relevant Phase 5 Details
and all other relevant Necessary Consents.
Not to Commence any Plot Development in the Station
Quarter Zone which comprises B1 Business floorspace (and for
the avoidance of doubt this shall exclude the CHP/CCHP)
unless and until the developers shall have completed an
unconditional contract with Network Rail or its agents to
construct and deliver Transport Interchange T1 (New Train
Station and Transport Interchange) in accordance with the
Detailed Delivery (Non-PDP) Programme and the relevant
Phase 5 Details and all other relevant Necessary Consents and
not to Occupy more than 100,000aqm of B1 business floor
space in the Station Quarter Zone unless and until the station
is practically completed and available for Occupation and
public use.
57
25.1
25.2
25.3
26.1
26.2
26.3
Not to occupy more than 100,000 sq.m of office
development space within the Station Quarter
zone prior to the practical completion of Tower
Square in accordance with the relevant Phase 6
Details and all other relevant Necessary
Consents.
No to Occupy more than 100,000 sq.m of office
development space within the Station Quarter
zone prior to the practical completion of
the Northern Nature Park, in accordance with
the relevant Phase 6 Details and all other
relevant Necessary Consents.
Not to occupy more than 100,000 sq.m of office
development space within the Station Quarter
zone prior to the practical completion of the
North Circular Green Corridor in accordance
with the relevant Phase 6 Details and all other
relevant Necessary Consents.
Not to occupy any office floorspace hereby
approved on the site of the existing Brent
South Shopping Park until practical completion
of Tilling Road West Re-alignment Works (Part
2), in accordance with the relevant Phase 7
Details and all other relevant Necessary
Consents.
Not to occupy more than of 275,000 sq.m of
office development space within the Station
Quarter Zone prior to practical completion of
Office District Park, in accordance with the
relevant Phase 7 Details and all other relevant
Necessary Consents.
Not to occupy more than 275,000 sq.m of office
development space within the Station Quarter
Zone prior to practical completion of
Community Square in accordance with the
relevant Phase 7 Details and all other relevant
Necessary Consents.
58
27.1
27.2
No Reserved Matters Application shall be
submitted in any given Phase or Sub-Phase of
the Development unless and until a scheme
showing existing landscape features within that
Phase (or Sub Phase) in accordance with the
Schedule of Mitigation Measures, has been
submitted to and approved in writing by the
LPA. The scheme shall comply with the
requirements specified in BS 5837 (2005) ‘Trees
in relation to construction’ and shall show land
survey information, the position, species, trunk
diameter, height, canopy spread and condition
of all the existing trees, plants and shrubs (with
a stem diameter, measured over the bark, of
75mm or greater) which are on the Site within
the relevant Phase or Sub-Phase or within 10
metres of the perimeter of that part of the
Development which is comprised within the
respective Reserved Matters Application, as
well as existing ground levels. The scheme shall
also show which of the existing trees, plants
and shrubs are to be retained and which are to
be removed. None of the existing trees, plants
and shrubs, within the Phase or Sub Phase,
which are shown to be removed shall be
removed until the scheme has been approved
in writing by the LPA.
No Reserved Matters Application shall be
submitted in any given Phase or Sub Phase of
the Development unless and until an
arboricultural methods statement for the
protection of all existing trees, plants and
shrubs indicated to be retained in the scheme
approved under Condition 27.1 has been
submitted to and approved in writing by the
LPA. The methods statement shall be prepared
by an appropriately qualified and competent
arboriculturalist and other relevant experts. IT
shall detail how construction works will be
No Reserved Matters Application shall be submitted in any
given Phase or Sub-Phase of the Development unless and until
a scheme showing existing landscape features within that
Phase (or Sub Phase) in accordance with the Schedule of
Mitigation Measures, has been submitted to and approved in
writing by the LPA. The scheme shall comply with the
requirements specified in BS 5837 (2005) ‘Trees in relation to
construction’ and shall show land survey information, the
position, species, trunk diameter, height, canopy spread and
condition of all the existing trees, plants and shrubs (with a
stem diameter, measured over the bark, of 75mm or greater)
which are on the Site within the relevant Phase or Sub-Phase
or within 10 metres of the perimeter of that part of the
Development which is comprised within the respective
Reserved Matters Application, as well as existing ground levels.
The scheme shall also show which of the existing trees, plants
and shrubs are to be retained and which are to be removed.
None of the existing trees, plants and shrubs, within the Phase
or Sub Phase, which are shown to be removed shall be
removed until the scheme has been approved in writing by the
LPA.
No Reserved Matters Application shall be submitted in any
given Phase or Sub Phase of the Development unless and until
an arboricultural methods statement for the protection of all
existing trees, plants and shrubs indicated to be retained in the
scheme approved under Condition 27.1 has been submitted to
and approved in writing by the LPA. The methods statement
shall be prepared by an appropriately qualified and competent
arboriculturalist and other relevant experts. IT shall detail how
construction works will be carried out close to trees, setting
out the methodology for all proposed works that affect trees
on and adjacent to the works site and shall include such
preliminary investigations or work necessary to ensure that
59
carried out close to trees, setting out the
methodology for all proposed works that affect
trees on and adjacent to the works site and
shall include such preliminary investigations or
work necessary to ensure that later submission
of details for Conditions 27.5, 27.8, 27.9, and in
relation to the relevant phase or sub-phase,
details of the Wetland Area within the Eastern
Brent Riverside Park as required by Condition
13.1 would not result in material changes to
the approved method statement. It shall
include details on how the works will be
managed and how the trees will be adequately
protected during such a process. The methods
statement shall include as a minimum:
a)
b)
c)
d)
e)
f)
g)
h)
i)
j)
k)
A timetable indicating when works
adjacent to trees shall be carried out.
Schedule of Tree surgery works (prior
to and upon completion of
constructions works).
Root protection areas (RPA)
Position, height and nature of all
fences or other means of protection
proposed to surround each existing
tree, plant and shrub
Specification for level changes
Excavations for services, utilities and
drainage (depth, width, methods)
Foundations (depth, width, methods)
Location and details of chemical and
materials stores, refuelling facilities,
machinery parking etc
Contingency Plans (chemical spillage,
collision, emergency access to the
TPZ);
Tree survey schedule
Contact listing (LPA, arboriculturalist,
architect etc)
later submission of details for Conditions 27.5, 27.8, 27.9, and
in relation to the relevant phase or sub-phase, details of the
Wetland Area within the Eastern Brent Riverside Park as
required by Condition 13.1 would not result in material
changes to the approved method statement. It shall include
details on how the works will be managed and how the trees
will be adequately protected during such a process. The
methods statement shall include as a minimum:
a) A timetable indicating when works adjacent to trees
shall be carried out.
b) Schedule of Tree surgery works (prior to and upon
completion of constructions works).
c) Root protection areas (RPA)
d) Position, height and nature of all fences or other
means of protection proposed to surround each
existing tree, plant and shrub
e) Specification for level changes
f) Excavations for services, utilities and drainage
(depth, width, methods)
g) Foundations (depth, width, methods)
h) Location and details of chemical and materials
stores, refuelling facilities, machinery parking etc
i) Contingency Plans (chemical spillagte, collision,
emergency access to the TPZ);
j) Tree survey schedule
k) Contact listing (LPA, arboriculturalist, architect etc)
Copies of this document shall be available for inspection on
site. The developer shall inform the LPA within twenty-four
hours if the arboricultural consultant is replaced.
60
Copies of this document shall be available for
inspection on site. The developer shall inform
the LPA within twenty-four hours if the
arboricultural consultant is replaced.
27.3
27.4
The protection measures as approved in
accordance with Condition 27.2 shall be
undertaken before any work in connection with
the approved development commences at any
given Phase, or Sub Phase and shall be retained
for the entire period of the duration of any
construction work in the relevant Phase or SubPhase, in connection with the Development.
Within the fence or other means of enclosure
surrounding each tree, plant or shrub, no
activities associated with building operations
shall take place (including the placing or
storage of any structure, vehicle, plant,
machinery, equipment, materials or spoil) nor
shall any fires be lit, nor any changes in ground
level be made, unless in accordance with the
methods statement and previously agreed in
writing by the LPA. All arboricultural and other
works shall be undertaken in a RPA in
accordance with the methods statement shall
be supervised by an arboriculturalist.
The relevant Reserved Matters Applications
and Other Matters Applications submitted for
approval in accordance with Conditions 1.15
and 1.16 and 27.5 and the supporting
information submitted with such applications in
accordance with Condition 2.1 shall further
show proposals for new trees, plants and
shrubs and seeded areas and new ground levels
including any green roofs.
The details
submitted shall include:
a)
The specification of all plant material
61
27.5
in accordance with the National Plant
Specification;
b) The location, spacing, species and
mixes of the planting;
c) Details of provenance for all native
species;
d) Details of plant handling, horticultural
accessories
and
establishment
aftercare.
All new planting shall comply with the
requirements specified in BS 5236 (1975)
Advanced Nursery stock Trees; BS3936 (1980)
‘Specification of nursery stock: Part 1, Trees
and Shrubs’, and in BS 4428 (1969)
‘Recommendations for general landscape
operations’. Apart from formative pruning ni
accordance good arboricultural practice, none
of the new trees, plants or shrubs planted shall
be pruned within a period of five years from
the completion of the development.
No development shall commence in any Phase
or Sub Phase until the specified details on the
construction of any of the Principal Open
Spaces included within that Phase or Sub-Phase
have been submitted to and approved by the
LPA in accordance with the principles and
parameters described or referred to in the DSF
and/or the DAS and the Design Guidelines
a)
b)
c)
d)
e)
The layout, design and purpose of the
space;
The location of internal pedestrian
and/or cycle routes;
Details of all materials to be used on
external hard surfaces;
The location, design or specification
of any elements such as furniture,
signage, lighting and other structures;
Details of seed mixes, trees or shrubs
62
27.6
27.7
to be planted or of vegetation to be
allowed to regenerate to create seminatural habitats in respect of Nature
Parks;
f) Details of bird and bat boxes or any
other artificial habitats to be
installed;
g) A wind tunnel or other assessment of
pedestrian comfort (as set out in
Condition 34.1);
h) Details of any boundary fencing or
other means of enclosure; and
i) A
statement
demonstrating
conformity with relevant parameters
and principles described in the DSF
(including all Parameter Plans and
paragraph 2.70), and the Design &
Access Statement and Design
Guidelines.
Any Reserved Matters Applications which
include Landscaping Works shall include a
detailed programme for commencing and
completing the planting, and the Landscaping
Works so approved shall be carried out in
accordance with the approved programme.
Any trees, plants or shrubs which, within a
period of five years, from the completion of the
development die, are removed, or become
seriously damaged or diseased or otherwise fail
to thrive, shall be replaced in the next planting
season with others of similar size and species
unless and to the extent that any variation to
the approved landscaping works is first
approved in writing by the LPA to the extent
that such approval is reasonable and unlikely to
have any significant adverse environmental
impact which has not been assessed in the EIA
Process.
63
27.8
27.9
The Development shall not commence
(including Temporary Works and Preparatory
Works save and except the works required in
accordance with this Condition) in any given
Phase or Sub Phase unless and until a preconstruction survey has been carried out in
respect of that Phase or Sub Phase to identify
any areas that are affected by buried or surface
invasive non-native plants including but not
limited to Japanese Knotweed, Giant Hogweed
and Himalayan Balsam. The survey should be
accompanied by a method statement
containing measures to ensure that any soils
brought to the site are free of the
seeds/root/stem of any invasive plant covered
under the Wildlife and Countryside Act 1981.
In the event that the survey identifies the
presence of such plants, or any proscribed
noxious weeds, details of the locations and
methods for their removal or long-term
management/eradication with methods of
working and measures that will prevent it
spread during any works operations (such as
gaining access, erection of security fencing,
clearance and demolition, site investigation,
earthworks, mowing, trimming and other
vegetation management, or soil movement,)
shall be submitted to and approved in writing
by the LPA and implemented before
development commences within the Phase or
Sub Phase. Development shall proceed in
accordance with the approved method
statements.
No development shall commence in any Phase
or Sub-Phase of the Development unless and
until a Landscape and Ecology Management
Plan (LEMP) for that Phase or Sub Phase
including
long-term
design
objectives,
proposed management responsibilities and
64
draft maintenance schedules for all landscaped
areas (except privately owned domestic
gardens), shall be submitted to and approved in
writing by the LPA. The LEMP shall be carried
out and implemented as approved and
subsequent variations shall be agreed in writing
by the LPA. Further to the above, the LEMP
shall include the following elements:
a)
detail extent, type and provenance of
new planting (native species only)
b)
details of maintenance regimes
c)
details of monitoring for all landscape
and ecological elements
d)
27.10
27.11
details of treatment of site
boundaries and/or buffers around
water bodies.
Prior to occupation of development in any
Phase of the Development the Developers shall
confirm in writing to the LPA the confirmed
details for management responsibilities and
maintenance schedules identified under
Condition 27.9 which shall be appended to the
LEMP.
The Wetland Area included within the Eastern
River Brent Alteration and Diversion Works and
the River Brent Nature Park shall be
constructed in accordance with Condition 20.15
and 20.21 and a scheme for the Wetland Area
shall (in accordance with Condition 13.1) be
submitted to and approved in writing by the
LPA prior to the Commencement of the
Wetland Area Works as part of the Phase 1
Details.
65
27.12
27.13
27.14
No development shall commence within any
Phase or Sub Phase in which any existing park
or public open space (or any part of such parks
or public open space) are to be removed or
made inaccessible to the public unless and until
details and locations for any necessary
Temporary Open Space to replace such areas
have been submitted and approved by the LPA
as part of the relevant Phase Details. The
provision of such Temporary Open Space shall
be included in the ICP and the relevant detailed
delivery programme for the Phase or Phases in
which such existing park or public open space
(or any part of such parks or public open space)
is to be removed or made inaccessible to the
public and for the Phase in which such
temporary open space is to be provided.
The detailed method statements, schemes
proposals and further information required by
Conditions 27.5, 27.8 and 27.9 and, in relation
to the relevant Phase or Sub-Phase, 27.11 the
details of the wetland area within the Eastern
Brent Riverside Park required under Condition
13.1 must be submitted to the LPA for
consideration simultaneously.
No more than six months before the demolition
of any building or felling of any tree identified
in the Revised Environmental Statement as
having the potential to be used as a bat roost, a
check survey involving detailed inspection of
the building or tree concerned shall be
undertaken. Should bats be identified, this shall
be reported to the LPA, together with proposed
mitigation measures
The demolition or
removal shall not be undertaken until any
necessary bat handling licence has been
obtained and the LPA has approved the
mitigation measures. The mitigation measures
shall be undertaken in accordance with the bat
No development shall commence within any Phase or Sub
Phase in which any existing park or public open space (or any
part of such parks or public open space) are to be removed or
made inaccessible to the public unless and until details and
locations for any necessary Temporary Open Space to replace
such areas, or details of qualitative enhancements to existing
spaces have been submitted and approved by the LPA as part
of the relevant Phase Details. The provision of such Temporary
Open Space or qualitative enhancements to existing spaces
shall be included in the ICP and the relevant detailed delivery
programme for the Phase or Sub Phases in which such existing
park or public open space (or any part of such parks or public
open space) is to be removed or made inaccessible to the
public and for the Phase or Sub Phase in which such temporary
open space is to be provided.
66
licence.
28.1
28.2
Not to commence Construction work or any
Site Engineering and Preparation Works, Plot
Development, or in relation to any Building or
Bridge Structure on any Phase Sub-Phase Plot
or other part of the Site unless and until a
CEMP for all Site Engineering and Preparation
Works, Plot Development, Building or Bridge
Structure has been prepared and approved
in respect of such Phase Sub-Phase Plot or
other part of the Site in accordance with
Condition 8.3 and all works in relation to such
Phase Sub- Phase Plot or other part of the Site
shall be undertaken fully in accordance with
the approved CEMP.
Not to commence Construction work or any
Site Engineering and Preparation Works, Plot
Development, Building or Bridge Structure on
any Phase Sub-Phase Plot or other part of the
Site unless and until a Site Waste Management
Plan for such Construction work Site
Engineering and Preparation Works, Plot
Development, Building or Bridge Structure has
been prepared in accordance with the
parameters and principles in paragraphs
2.50 and 2.51 of the DSF and the Demolition
and Site Waste Management Strategy
approved in accordance with Condition 9.1. All
works carried out in relation to such Phase SubPhase Plot or other part of the Site shall be
undertaken planned and managed fully in
accordance with the Demolition and Site Waste
Management
Strategy,
the
Code
of
Construction Practice and the requirements of
the Environment Agency, as well as the Site
Waste Management Plan.
67
28.3
28.4
28.5
28.6
The permitted hours of construction work
and/or Site Engineering and Preparation Works
shall be 08.00 to 18.00 on Monday to Friday
and 08.00 to 13.00 on Saturdays and no
construction or Site Engineering and
Preparation Works shall be carried out outside
these specified permitted hours without the
written consent of the LPA. No construction or
Site Engineering and Preparation Works shall
be carried out on Sundays or Bank Holidays.
Construction activities and/or Site Engineering
and Preparation Works that elevate noise
levels, measured as LAeq, 1hr, by more than
3dB above the ambient level at the façade of
any Noise Sensitive Premises outside the Site
may only take place outside the specified
normal hours of construction work, where such
works have been approved by the Local
Authority under S61 of the Control of Pollution
Act 1974.
Unless otherwise approved by the Local
Authority under s61 of the Control of Pollution
Act 1974, the start up and shut down periods
shall be 07.30 to 08.00 and 18.00 to 18.30
respectively on Monday to Friday and 07.30 to
08.00 and 13.00 to 13.30 on Saturdays.
All deliveries to the Site or removal of materials
from the Site shall take place during the hours,
and in the manner specified, in the
Construction Transport Management Plan,
Construction Environmental Management Plan
and CoCP.
Before any of the following construction
facilities are installed, or brought into use, on
the Site, the details of the siting and
dimensions of that construction facility shall be
submitted to and approved by the LPA.
a)
Prefabricated buildings greater than
68
28.7
28.8
28.9
two storeys in height or with a
footprint of 200 sq. metres within
100m of the boundary of the Site;
b) Concrete batching plant;
c) waste sorting and despatch facilities
larger than 0.5ha; and
d) Construction compounds larger than
0.5ha
Not to commence the construction of any
building, bridge or other structure requiring
foundations that extend 3m or more below
ground level and any foundations over River
Terrace Gravel strata unless and until the
details of foundation design, including details
of any piling and a method statement for that
piling which shall be in accordance with the
Global Remediation Strategy and the relevant
Site Specific Remediation Strategy, shall have
been submitted to and approved by the LPA.
Piling or any other foundation designs using
penetrative methods, and the construction of
boreholes (including those for Ground Source
Heat Pumps) shall not be permitted other than
with the express written consent of the LPA,
which may only be given for those parts of the
Site where it has been demonstrated (having
due regard to the Global Remediation Strategy
and the relevant Site Specific Remediation
Strategy) that there is no resultant
unacceptable risk to groundwater.
The
Development shall be carried out in accordance
with the approved details.
Noise levels at any occupied residential
property due to construction or demolition or
Site Engineering and Preparation Works shall
not exceed 75dB LAeq (10 hour) measured at
1m from the façade of the nearest occupied
property, during the hours from 08.00 to 18.00
Monday to Friday, and 75dB LAeq (5 hour)
69
28.10
28.11
29.1
during the hours from 08.00 to 13.00 on
Saturday unless such works have the prior
approval of the Local Authority, under s61 of
the Control of Pollution Act 1974.
Noise from construction work or Site
Engineering and Preparation Works and/or
demolition and/or construction works shall give
rise to noise levels no higher than 65dB LAeq (1
hour) and 70dB LAeq (1 minute) at any
educational premises measured at 1m from the
façade of the building during school hours in
term time, unless such works have the prior
approval of the Local Authority under s61 of
the Control of Pollution Act 1874.
No impact piling shall take place unless it has
the prior approval of the LPA under s61 of the
Control of Pollution Act 1974 or otherwise to
the extent that such approval is reasonable and
unlikely to have any significant adverse
environmental impact which has not been
assessed in the EIA Process and takes place in
accordance with the terms of any such
approval.
Prior to, or coincident with the submission of
any Reserved Matters Application for
residential uses, the Acoustic Design Report
shall be submitted to and approved by the LPA
describing the design features that have been
used to achieve good internal noise standards
with reference to BS8233 as referred to in
Paragraph 2.82 of the DSF. The report shall
demonstrate that the following hierarchy of
noise mitigation measures has been considered
so that the use of noise insulation, whilst
necessary in some areas, is minimised:
a)
Site layout to locate non-noisesensitive buildings adjacent to
road/rail noise sources to provide
70
screening to residential units;
b)
Residential block layout design to
locate non-sensitive uses on noisy
facades;
c)
The providing of ‘quiet facades’ to
residential units where practicable;
d)
Architectural features such as
balconies and to provide local
screening to windows to sensitive
rooms; and
e)
Resurfacing of roads with low noise
surfaces, including the A406 running
planes past the development;
f)
Opportunities for noise barriers
adjacent to road and railway noise
sources;
g)
Upgraded glazing and external
building fabric to attenuate noise
ingress, and where necessary,
acoustic
ventilation,
passive
wherever practicable (provided a
positive flow of air, eg. Passive stack
not trickle vents), to allow windows
to remain closed where necessary.
The Details submitted in connection with the
relevant Reserved Matters Application shall be
in accordance with the Acoustic Design Report
to be approved in accordance with this
Condition.
71
29.2
No development shall commence within any
given Phase Sub- Phase or Plot or other part of
the site unless and until a detailed scheme for
noise and Vibration monitoring and assessment
for all proposed construction plant and
processes associated with development in that
Phase Sub-Phase or Plot has been submitted to
and approved by the LPA. The scheme shall
include:
a)
The identification of noise and
vibration sensitive premises to be
used as the location for noise
monitoring,
including
any
arrangements
proposed
for
amending the selected locations if
new Noise and vibration sensitive
premises are introduced during the
construction period;
b)
An assessment of any cumulative
noise and vibration impacts from
other planned construction works
nearby that are expected to arise
concurrently;
c)
The noise and vibration parameters
to be measures, the frequency and
during of monitoring;
d)
The arrangements for reporting the
results of noise and vibration
monitoring (measured noise data
shall be retained and made available
upon request);
e)
The implementation of mitigation
measures, including those set out in
the CoCP;
72
f)
29.3
29.4
Construction
work
shall
not
commence on any Building or Bridge
Structure until a statement has been
submitted to and approved by the
LPA which conforms, or if necessary
modifies, the arrangements set out in
the approved scheme for noise and
vibration monitoring and assessment.
No residential development shall be occupied
within the Station Quarter, Brent Terrace and
Cricklewood Lane Zones, unless and until the
eastern boundary of the railway has been
securely fenced.
Buildings in the identified categories shall be
designed to achieve the good internal noise
standards (as per BS:8233) specified for the
following Noise Sensitive Premises.
a)
Hospitals and other health care
facilities, as set out in ‘Health
Technical
Memorandum
08-01
Acoustics’;
b)
Schools, as set out in DCS Building
Bulletin 93; and
c)
Residential and offices and other
uses, as set out in BS8233:1999.
In each case, the most up to date version or any
successor document shall be used at the time
of design.
Sound levels in residential units shall be
measured to demonstrate compliance with the
above values within the habitable rooms or an
agreed number of units by an approved
acoustic consultant and submitted to and
73
approved by the LPA prior to the units being
occupied.
29.5
29.6
29.7
29.8
Where building services, plant or other external
noise sources are to be installed, the total noise
level of such items shall be at least 5dB(A)
below the prevailing background LA90 noise
level, measured at the nearest Noise Sensitive
Premises, in accordance with BS4142 or
successive guidance.
No wind turbines shall be installed unless
permitted under any Alternative Energy
Permission or by any permitted development
rights under the GPDO for microgeneration or a
Reserved Matters Application has been
submitted and approved by the LPA.
No construction of any building to be occupied
for residential, educational or community or
other sensitive uses within 100 metres of a
railway track or within 40 metres of a major
road (M1, A5, A41, A406) shall begin until a
scheme for protecting the proposed Plot from
vibration, has been submitted to and approved
by the LPA. The vibration protection scheme
should include such combination of land
separation, vibration control techniques and
other measures, as may be approved by the
LPA, in the light of current guidance on
vibration levels. The approved mitigation
scheme shall be implemented in its entirety
before any of the units comprised in the Plot
Development are Occupied.
Before development commences upon any
Building intended and permitted to be used for
any residential or other noise sensitive uses, a
scheme of detailed noise mitigation measures
which demonstrates how noise standards in
paragraphs 2.82, 2.83, 2.84 and 2.85 of the
Revised Development Specification and
74
30.1
Framework (BXC01) would be met shall be
submitted to and agreed in writing by the LPA.
Thereafter the development shall be carried
out in accordance with the approved document
and any subsequent amendments shall be
approved in writing by the LPA. The approved
mitigation scheme shall be implemented in its
entirety before the use commences.
No Development shall commence within a
Phase or Sub-Phase until a scheme for dust
monitoring, assessment and control resulting
from construction activities within that Phase
or Sub-Phase (or any nearby Phase or SubPhase) has been submitted to and approved by
the LPA. The scheme shall include:
a)
The identification of dust sensitive
premises to be used as the location
for dust monitoring, including any
arrangements
proposed
for
amending the selected locations if
new air pollutant and dust sensitive
premises are introduced;
b) The
frequency
and
other
arrangements for air pollutants and
dust monitoring;
c)
The arrangements for reporting the
results of air pollutants and dust
monitoring and the implementation
of mitigation measures, including
those in the CoCP; and
d) The air pollutant and dust
management procedures to be used
in the event of unacceptable
increases in monitored levels.
75
30.2
30.3
30.4
31.1
Not to Commence any Construction work or
Site Engineering and Preparation Works Plot
Development Building or Bridge Structure
within any Phase or Sub-Phase until a
Statement has been submitted to and
approved by the LPA which confirms, or if
necessary modifies the arrangements set out in
the approved scheme for air pollution and dust
monitoring and assessment in respect of such
Phase or Sub-Phase in order to appropriately
protect the amenities of residents and occupier
in the locality.
Before development commences within any
Phase or Sub-Phase a scheme of proposed air
pollution measures which demonstrate how air
quality standards committed to in paragraph
2.86 of the Revised Development Specification
and Framework (BX01) shall be submitted to
and approved in writing by the LPA. Thereafter
the development shall be carried out in
accordance with the approved document. The
approved mitigation scheme shall be
implemented in its entirety before the use
commences.
Prior to the Commencement of any Building
details of all extraction and ventilation
equipment shall be submitted to and approved
in writing by the LPA and implemented in
accordance with agreed details before the use
is commenced.
No Reserved Matters Application shall be
submitted in relation to any part of Phase 1 or
in relation to any other Phase and no works
shall be carried out pursuant to this Planning
Permission unless and until details of proposed
Remediation Zones or Sub-Zones for the Site
along with schedules of earthworks and soil
treatment activities relevant to each
Remediation Zone or Sub-Zone covering or
76
31.2
comprising such Phase or Sub-Phase shall
have been submitted to and approved by the
LPA. No Development shall be commenced on
any subsequent Phase or Sub Phase, unless and
until the locations of the Remediation Zones or
Sub Zones relevant to such Phase or Sub Phase
shall have been reviewed, and details of such
review have been submitted to and approved
by the LPA in accordance with this condition
and the Global Remediation Strategy and the
relevant Site Specific Remediation Strategy
No Remediation Works shall take place within
any Phase or Sub-phase unless and until a Site
Specific Remediation Strategy (SSRS) has been
prepared, submitted and approved by the LPA
for the relevant Remediation Zone or Sub-Zone
containing that Phase or Sub Phase. This
should set out how the relevant Remediation
Zone or Sub-Zone or (if appropriate) that Phase
Sub-Phase or Plot will be remediated to a
condition suitable for the intended use by
removing unacceptable risks to human health,
buildings and other property and the natural
and historic environment. The SSRS shall be in
accordance with the parameters and principles
described in the Global Remediation Strategy
(provided as Annex 13 to the DSF) and shall
include the following details:
a)
Chemical and physical criteria for soils
and other infill materials to define the
acceptability of materials for their
intended use on the site;
b)
Sufficient ground investigation data
to assess the risks to human health
and controlled waters from potential
hazards at the site associated with
soil and ground water contamination
77
or ground gases, taking into account
the proposed land uses and required
earthworks;
c)
A source-pathway-receptor human
health environmental risk assessment
undertaken using the Contaminated
Land
Exposure
Assessment
methodology or successor national
guidance, agreed by the LPA as being
appropriate at the time such risk
assessment is undertaken;
d)
An environmental risk assessment
using national guidance, agreed by
the LPA, for the protection of
asphyxiation and explosive risks in
buildings and the health of plants
used in the final development;
e)
A detailed controlled waters risk
assessment, using methods agreed by
the LPA (in consultation with the
Environment Agency), which includes
analytical
modelling
for
the
protection of water quality in the
River Brent taking account of ground
hydraulics applicable to the realigned river;
f)
A description of any remediation
works and programme that are
necessary to be undertaken in
advance of, or during, the
construction works to render the land
suitable for its intended uses;
g)
Appropriate proposals for the
management of any-cross-boundary
78
movement of contaminants, in
ground water or otherwise, into or
out of the Remediation Zone;
h)
Details of the proposed content of
the Remediation Validation report
and any monitoring to be provided
(including longer-term monitoring of
pollutant linkages), maintenance
measures and arrangements for
contingency action; and
i)
A detailed programme for any
remediation
works,
method
statements,
verification
and
validation programme and proposed
environmental
mitigation
and
monitoring
measures
to
be
employed.
Each SSRS 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.
31.3
31.4
No amendments shall be made to the SSRS
unless approved by the LPA Approval for
amendments will only be granted provided the
revised SSRS is unlikely to cause significant
adverse impacts compared to the SSRS as
approved under Condition 31.2.
All Site Engineering and Preparation Works
shall be carried out in accordance with the
relevant SSRS for that Remediation Zone or
Sub-zone or Phase as approved under
Condition 31.2 (with such variation as may be
approved by the LPA from time to time under
Condition 31.3). The LPA shall be given not less
79
than two weeks written notice of the
commencement of the relevant Site
Engineering and Preparation Works.
31.5
31.6
31.7
No soils or infill materials shall be imported on
to or reused within the Site unless they comply
with approved chemical and physical
acceptance criteria defined in the relevant SSRS
or are otherwise approved in writing by the LPA
to the extent that such approval is reasonable
and unlikely to have any significant adverse
environmental impact which has not been
assessed in the EIA Process.
Prior to commencement of construction of any
Building or Bridge Structure in any Remediation
Zone or Sub-Zone, or otherwise as set out in
the relevant approved SSRS, a Remediation
Validation Report demonstrating completion fo
the
Remediation
Validation
Report
demonstrating completion of the Remediation
Works in accordance with the Global
Regeneration Strategy and the relevant SSTS
and the effectiveness of the Remediation
Works shall be submitted to and approved, in
writing, by the LPA.
The Remediation
Validation Report shall include results of
sampling and monitoring carried out in
accordance with the approved verification plan
to demonstrate that the site remediation
criteria have been met. It shall also include any
plan (a ‘long-term monitoring and maintenance
plan’) for longer-term monitoring of pollutant
linkages, maintenance and arrangements for
contingency action, as identified in the
verification plan, and for the reporting of this to
the LPA.
In the event that significant ground
contamination not anticipated by the relevant
SSRS is encountered during the Site Engineering
and Preparation Works and/or any construction
80
32.1
33.1
work, the LPA shall be notified immediately and
an assessment of proposed remediation
measures shall be submitted to, and approved
by, LPA. If the LPA decides it necessary to
protect human health and the environment
and prevent contamination of controlled
waters all works shall be suspended on the
relevant part of the Site and any temporary
contingency works needed to minimise any
risks
associated
with
such
ground
contamination shall be implemented in
accordance with a specification to be submitted
(as soon as possible after its discovery) to and
approved by the LPA.
The approved
remediation measures shall then be
implemented accordingly.
No hazardous substances included in the
schedule of Planning (Hazardous Substances)
Regulation 1992 shall be used, handled or
stored on site until details of such use, handling
or storage of any hazardous substance have
been submitted to and approved by the LPA
and such use, handling or storage shall only
take place in accordance with the approved
details.
Development shall not commence in any
specific Phase or Sub Phase until a impact
statement of the existing water supply
infrastructure in respect of that Phase or part
of Phase, which is consistent with the Utility
Strategy submitted with the planning
application, shall have been submitted to, and
approved in writing by the LPA (in consultation
with Thames Water). The studies should
determine the magnitude of any new additional
capacity required in the system and a suitable
connection point.
81
33.2
33.3
33.4
34.1
Save for Temporary Works or Preparatory
Works, no part of the Development shall be
commenced within any Phase or Sub Phase
until a statement in respect of that part of the
phase is submitted to and approved by the LPA
to explain how the Water Use Principles
contained in the Development Specification
and Framework (particularly paragraph 2.71)
have been submitted to and approved by the
LPA in respect of the relevant proposals for that
Phase or Sub-Phase.
This will set how
rainwater harvesting, use of water saving and
harvesting technologies will feature within
development and ensure water consumption in
residential development is limited to 105 litres
per person per day.
Prior to or coincident with the submission of
the first Reserved Matters application within
any Phase or Sub-Phase a Telecommunications
Statement shall be submitted to and approved
by the LPA for the relevant Phase or Sub-Phase
to set out a plan for telecommunications
infrastructure
required
to
support
development, including e-enabling cables,
transmitters and masts. Wherever possible,
telecommunications equipment should be
incorporated into buildings.
Before the
erection of any telecommunications equipment
details of the design, appearance and location
will be submitted to and approved by the LPA.
Prior to coincident with the submission of the
first Reserved Matters application for the Rail
Freight Facility within the Railway Lands Zone,
detailed proposals for the treatment and
realignment of the gas main shall have been
submitted to and approved by the LPA.
Any Reserved Matters Application that includes
a Building of more than 4 storeys in height,
which abuts any Principal Open Space or Public
Prior to or coincident with the submission of the first Reserved
Matters application within any Phase or Sub-Phase a
Telecommunications Statement shall be submitted to and
approved by the LPA for the relevant Phase or Sub-Phase to
set out a plan for telecommunications infrastructure required
to support development, including e-enabling cables,
transmitters
and
masts.
Wherever
possible,
telecommunications equipment should be incorporated into
buildings. Before the erection of any telecommunications
equipment details of the design, appearance and location will
be submitted to and approved by the LPA.
82
34.2
34.3
Realm or any pedestrian route which is likely to
be subject to use by pedestrians as a
thoroughfare or to be used for recreation or
relaxation, shall be accompanied by a wind
tunnel
or
other
assessment
which
demonstrates that appropriate levels of
amenity, as set out in the Lawson Criteria for
Distress and Comfort, which are summarised in
Table 7 of the DSF, can be met.
Any Reserved Matters Application that includes
a building of more than 4 storeys in height,
where it is possible that the good practice
standards in BRE 209 as set out in Table 6 of
the DSF in relation to daylight and sunlight will
not be achievable, shall be accompanied by a
daylight and sunlight assessment undertaken in
accordance with BRE 209 and BS8206.
In order to protect the biological functioning of
the Realigned River Brent, light spill from
external artificial lighting into the watercourse
or adjacent river corridor habitat shall be
minimised by use of appropriate lighting, set
back as far as possible from the River and the
permitted light spills shall be approved by the
LPA prior to commencement of any Plot
Development which is likely to cause light
spillage onto any watercourse or adjacent
existing or proposed natural habitat. Lighting
levels within 8 metres of the River Brent shall
be maintained at background levels
(background levels to be a Lux level of 0-2),
except where higher levels are required to
ensure pedestrian safety and security on
bridges and public areas. Artificial lighting in
any Plot Development or Landscaping Works
shall (insofar as is reasonably practicable) be
specified to include only acceptable artificial
lighting installations such as white, mercury
vapour, louvred (hooded), or that which emits
83
low ultra-violet light or lighting which is filtered
to remove this part of the spectrum.
34.4
35.1
35.2
35.3
35.4
Prior to the Commencement of development in
relation to any Bridge Structures River Brent
Bridges or Plot Development on or around the
Plots immediately adjacent to the Eastern River
Brent alteration and Diversion Works, the
Central River Brent Alteration and Diversion
Works and/or the Western River Brent
Alteration and Diversion Works a shading study
for that river section shall be carried out and
approved in writing with the LPA. Any shading
impacts on the River Brent shall be assessed
and any appropriate mitigation measures shall
be detailed as part of the survey and
implemented as part of the relevant Bridge
Structures Plot Development or ancillary works.
All residential units shall achieve a minimum
standard of Code Level 4 for energy and Code
Level 3 of the Code for Sustainable Homes
overall with a view to obtaining higher levels in
later phases.
All commercial units shall achieve a minimum
standard of BREEAM Excellent. No Building
shall be occupied until a Certificate has been
issued for it certifying that at least BREEAM
Excellent has been achieved.
Not to submit any Reserved Matters
Application unless and until the developers
have undertaken the RDF Feasibility Study.
If a Refuse Derived Fuel fuelled scheme for the
onsite schemewide CHP/CCHP is shown in the
RDF Feasibility Study submitted in accordance
with Condition 35.3 not to be feasible the
developers shall submit a further feasibility
report examining the possibility of fuelling a
scheme-wide CHP/CCHP using alternative
renewable source(s) in accordance with the
All residential units shall achieve a minimum standard of Code
Level 4 for energy and Code Level 3 of the Code for Sustainable
Homes overall with a view to obtaining higher levels in later
phases.
All commercial units shall achieve a minimum standard of
BREEAM Excellent Very Good. No Building shall be occupied
until a Certificate has been issued for it certifying that at least
BREEAM Excellent Very Good has been achieved
If a Refuse Derived Fuel fuelled scheme for the onsite
schemewide CHP/CCHP is shown in the RDF Feasibility Study
submitted in accordance with Condition 35.3 not to be feasible
the developers shall submit a further feasibility report
examining the possibility of fuelling a scheme-wide CHP/CCHP
using alternative renewable source(s) in accordance with the
Revised Energy Strategy to the LPA for approval prior to the
submission of the first Reserved Matters Application for Plot
84
35.5
35.6
35.7
Revised Energy Strategy to the LPA for approval
prior to the submission of the first Reserved
Matters Application for Plot Development.
Development.
If a Refuse Derived Fuel scheme fuelled scheme
for the onsite scheme wide CHP/CCHP is shown
to be Feasible in the RDF Feasibility Study
submitted in accordance with Condition 35.3
(or alternatively if the possibility of fuelling a
scheme-wide CHP/CCHP) using alternative
renewable source(s) in accordance with the
feasibility conducted and approved under
Condition 35.4 is shown to be Feasible and is
approved by the LPA, no residential
development shall commence unless and until
Reserved Matters Applications and/or Other
Matters Applications, which include the details
(and are consistent with the RDF Feasibility
Report or the study approved under Condition
35.4), shall have been submitted to and
approved by the LPA in respect of the
CHP/CCHP.
If a Refuse Derived Fuel fuelled scheme for the
onsite schemewide CHP/CCHP is shown in the
RDF Feasibility Study submitted in accordance
with Condition 35.3 (or the alternative
feasibility study submitted and approved in
accordance with Condition 35.4) to not be
feasible the developers shall not Commence
the Development unless and until they shall
have prepared the Revised Energy Strategy (in
consultation with the Energy Panel, LPA and
the GLA) and shall have submitted to the LPA
and obtained the LPA’s approval to the Revised
Energy Strategy.
All relevant Reserved Matters Applications for
Plot Development comprising residential units
shall thereafter be required to demonstrate (in
accordance with Condition 2.1) compliance
with the Energy Strategy as confirmed by the
If a Refuse Derived Fuel scheme fuelled scheme for the onsite
scheme wide CHP/CCHP is shown to be Feasible in the RDF
Feasibility Study submitted in accordance with Condition 35.3
(or alternatively if the possibility of fuelling a scheme-wide
CHP/CCHP) using alternative renewable source(s) in
accordance with the feasibility conducted and approved under
Condition 35.4 is shown to be Feasible and is approved by the
LPA, no residential development shall commence unless and
until Reserved Matters Applications and/or Other Matters
Applications, which include the details (and are consistent with
the RDF Feasibility Report or the study approved under
Condition 35.4), shall have been submitted to and approved by
the LPA in respect of the CHP/CCHP.
If a Refuse Derived Fuel fuelled scheme for the onsite
schemewide CHP/CCHP is shown in the RDF Feasibility Study
submitted in accordance with Condition 35.3 (or the
alternative feasibility study submitted and approved in
accordance with Condition 35.4) to not be feasible the
developers shall not Commence the Development unless and
until they shall have prepared the Revised Energy Strategy (in
consultation with the Energy Panel, LPA and the GLA) and shall
have submitted to the LPA and obtained the LPA’s approval to
the Revised Energy Strategy.
85
36.1
36.2
36.3
36.4
36.5
RDF Feasibility Study (conducted under
Condition 35.3) or the feasibility report in
relation to alternative renewable sources
feasibility study (to be conducted under
Condition 35.4) or (as appropriate) the Revised
Energy Strategy (to be conducted under
Condition 35.6) unless and to the extent that
such compliance is demonstrated to be
Unfeasible in respect of particular Plots.
The total quantum of built floorspace for the
Development across the Development Zones
shall not exceed the gross floorspace for
individual land uses set out in the Zonal
Floorspace Schedule and be in general
accordance with the Indicative Plot Schedule
set out within Table 8a of DSF Appendix 2 (and
with the Table 1 of the DSF).
Not Used
Net Additional Increase of comparison retail
floorspace (Class A1) within the Brent Cross
East Development Zone shall not exceed 55,000
m² and the relevant Phase Details for the Brent
Cross East Zone shall be consistent with this
restriction.
The New Superstore to be constructed in the
vicinity of Plot 28 in the Eastern Lands Zone
shall have a maximum Gross Sales Area of
11,720m² of which a maximum of 6,446m² and
5,274m² shall be used for the sale of
comparison
and
convenience
goods
respectively and the relevant Phase 1 Details
shall be consistent with this Condition.
All housing shall be constructed to meet
Lifetime Home Standards as set out in
Appendix 6 of the DSF. All housing shall be
constructed to meet Lifetime Home Standards
as set out in Appendix 6 of the DSF. In addition,
The New Superstore to be constructed in the vicinity of Plot 28
in the Eastern Lands Zone shall have a maximum Gross Sales
Area of 11,72018,200m² of which a maximum of 6,446m006m²
and 5,2744,914m² shall be used for the sale of comparison and
convenience goods respectively and the relevant Phase 1
Details shall be consistent with this Condition.
All housing shall be constructed to meet Lifetime Home
Standards as set out in Appendix 6 of the DSF. All housing shall
be constructed to meet Lifetime Home Standards as set out in
Appendix 6 of the DSF. In addition, the construction and
design of the housing shall have regard to the London Mayor’s
86
36.6
36.7
36.8
37.1
the construction and design of the housing shall
have regard to the London Mayor’s
Supplementary Planning Guidance on inclusive
design, sustainable design and construction or
any successor guidance, including the London
Housing Design Guide (interim Edition) (August
2010).
At least 10% of housing shall be constructed, or
adapted to meet the needs of wheelchair users
in accordance with the Design and Access
Statement and relevant policy guidance and
standards.
No more than a total of 750 residential units
made up from student and/or sheltered and/or
special needs units shall be erected within
the Site. No development for student and/or
sheltered and/or special needs units shall take
place in any Phase unless and until the
developers have submitted the proposed
balance of uses for approval in writing by the
LPA with justification as to how proposals will
ensure a balanced community within that
phase and across the wider site and the LPA
shall have approved such proposals.
Following occupation of New John Lewis Store,
the unit occupied by the Existing John Lewis
Store shall not be re-occupied or opened to the
public (whether in its present form or any
reconfigured form) unless and until all steps or
measures have been taken in accordance with
details to be submitted to and approved in
writing by the LPA to ensure that no retail sales
will take place on the second and third floors
and thereafter to comply with such approved
details, steps and measures.
Not to submit any Transport Report without
first submitting to the LPA for approval (in
consultation with TfL) the Matrix and the
proposed specification and scope in respect of
Supplementary Planning Guidance on inclusive design,
sustainable design and construction or any successor guidance,
including the London Housing Design Guide (interim Edition)
(August 2010).Supplementary Planning Guidance (November
2012).
87
37.2
37.3
37.4
37.5
the relevant Transport Report (including for the
avoidance of doubt the Area of Concern for the
relevant Transport Report) in accordance with
the parameters and principles set out
in the Matrix and Transport Reports Schedule
and thereafter the relevant Transport Report
shall be prepared in accordance with such
Transport Report Scope and Specification
Approval.
Not to submit any reserved Matters Application
or any Other Matters Application in relation to
any Site Engineering and Preparation Works or
Building or Bridge Structure in relation to any
Phase or Sub-Phase unless and until the Phase
Transport Report shall have been approved by
the LPA in accordance with this Condition;
No Transport Report shall be submitted unless
and until the LPA shall (in response to a written
application therefore submitted by a relevant
Matrix) have issued its Transport Scope and
Specification Approval in respect of such
Transport Report in accordance with the details
and arrangements set out in the Matrix and
Transport Reports Schedule;
The Transport Report for any Phase or SubPhase shall be prepared and submitted to the
LPA and TfL in accordance with the Transport
Report Scope and Specification Approval and
the arrangements and details set out in the
Matrix and Transport Reports Schedule;
No Reserved Matters Application in relation to
Plot Development shall be approved unless and
until the LPA shall first have received and
approved a Reserved Matters Transport Report
in respect of the Plot Development to which
the relevant Reserved Matters Application
relates;
88
37.6
37.7
37.8
38.1
The Reserved Matters Report shall be prepared
and submitted to the LPA and TfL in accordance
with the Transport Report Scope and
Specification Approval and the arrangements
and details set out in the Matrix and Transport
Reports Schedule and shall also be consistent
with the relevant details of the approved Phase
Transport Report for he Phase in which the
relevant Plot Development is included;
For the avoidance of doubt, the LPA may as a
basis for determining whether or not to issue
its approval to any Transport Report in
accordance with the Matrix and Transport
Reports Schedule impose such conditions
and/or require such additional Planning
Obligations as may be necessary and
reasonably related to the application for its
approval or a Transport Report (and the Phase,
Sub-Phase or Plot Development to which it
relates) and shall be entitled to refuse such
approval if the applicant for such approval is
unable or unwilling (or procure the owners of
interests in the relevant part of the Site) to
enter into an appropriate Planning Agreement
required under this Condition. Such additional
conditions and/or obligations may only be
sought where this would be in accordance with
the Matrix and Transport Reports Schedule and
the relevant planning obligations contained in
the Initial Planning Agreement.
No part of the Development (including Phase 1)
shall Commence unless and until the Developer
shall have submitted and obtained approval
from the LPA (following appropriate
consultation with the Transport Strategy
Group) for a Monitoring Strategy.
The Reserved Matters Application required in
accordance with Condition 1.15 for any Plot
Development or any Building comprising any
89
car park which is ancillary to any such Plot
Development or Building shall include the
following details:
38.2
a)
Layout of vehicle and cycle parking in
accordance with relevant policy
guidance and design standards;
b)
The details of any facilities for the
charging of electric vehicles which
shall be in accordance with the
standards required in accordance
with Condition 39.7;
c)
Details of inclusive
pedestrians;
d)
Details of sustainable construction
measures; and
access
for
e) Details of ramp design.
The Reserved Matters Application for any car
parking area or any surface car parking spaces
or any proposed multi-storey car park
(including any above or below ground
structure) or on-street parking spaces shall (in
accordance with this Condition and Condition
2.1(e) be accompanied by a statement to be
provided as part of the Reconciliation
Mechanism described in Section 6 of the DSF to
demonstrate that such Development will be
managed and used at all times in accordance
with the Phase Parking Standards and the
following maximum car parking standards as
may be varied from time to time under the
operation of Condition 37 relating to the Matrix
and the Phase Transport Reports or Reserved
Matters Transport Reports:
90
38.3
38.4
38.5
38.6
38.7
The New Superstore shall have a maximum of
760 car parking spaces, including the re
provision of 460 spaces from the existing
foodstore.
Not to occupy the New Superstore unless and
until a car parking management regime has
been submitted to and approved in writing by
the LPA in accordance with the Car Parking
Strategy approved for Phase 1 on the basis that
the New Superstore car park will be operated
and managed as a shared town centre car park
subject to such charges and conditions of
operation as shall have been first approved in
writing by the LPA.
Not to commence any car park development
within any Plot Development or any other part
of a Phase or Sub-Phase unless and until details
of a scheme for the installation of petrol/oil
interceptor(s) in that car park has been
submitted to and approved by the LPA. That
car park development shall be implemented in
accordance with the approved scheme and
shall be provided before the car park(s) to
which the scheme relates is Occupied or
brought into use.
Prior to the commencement of any Plot
Development within any Phase or Sub Phase
details of a scheme for the provision of facilities
for the secure storage of cycles for that Plot
shall be submitted to and approved by the LPA.
No dwelling located within the Plot to which
the approved scheme relates shall be occupied
unless and until the cycle storage facilities have
been provided in accordance with the
approved plans.
All delivery and servicing within the
Development shall be conducted in accordance
with the Framework Servicing and Delivery
Strategy as approved from time to time by the
91
LPA under Condition 1.21.
38.8
39.1
39.2
39.3
Following the opening and coming into
operation of the new multi-storey car park on
Plot 114 as part of Phase 1, the land within the
Brent Cross West Zone shall cease to be used as
a car park in connection with the Brent Cross
Shopping Centre or for any other car parking
purpose save and except such car parking
spaces as may be (1) provided with the prior
approval of the LPA under this condition during
the Construction Phase of the Brent Cross East
Zone in order to maintain the number of car
parking spaces to serve the Brent Cross
Shopping Centre at the approved maximum
level of 7.600 in accordance with this
Permission and all relevant Reserved Matters
Approvals and Other Matters Approvals and/or
(2) approved as part of the Reserved Matters
Approvals and Other Matters Approvals in
respect of the Plot Development in the Brent
Cross West Zone).
No more than 200 residential units shall be
occupied prior to establishment of the sitewide Cycling Hire Club as approved in writing
by the LPA.
No more than 200 residential units shall be
occupied prior to establishment of the sitewide Car Club as approved in writing by the
LPA.
Prior to the occupation of any non-residential
premises which meet the standard travel plan
threshold (set out in TfLs Guidance for
workplace travel planning and development),
an Occupier Travel Plan for those premises shall
be submitted to the LPA for approval in
consultation with TfL in accordance with the
terms set out in the Framework Travel Plan and
92
in accordance with the obligations set out in
paragraph 17 of Schedule 3 to the Initial
Planning Agreement.
39.4
39.5
39.6
39.7
Prior to the occupation of any non-residential
premises which fall below the standard travel
plan threshold (set out in TfL’s Guidance for
workplace travel planning and development)
but the Occupier is anticipated to employ 20 or
more staff, an Enterprise Scale Travel Plan for
those premises shall be submitted to the LPA
for approval in consultation with TfL in
accordance with the terms set out in the
Framework Travel Plan and in accordance with
the obligations set out in paragraph 18 of
Schedule 3 to the Initial Planning Agreement.
Prior to the occupation of any educational
premises a School Travel Plan will be submitted
to the LPA for approval in consultation with TfL,
in accordance with the terms set out in the
Framework Travel Plan and in accordance with
the obligations set out in paragraph 19 of
Schedule 3 to the Initial Planning Agreement.
Not used.
Prior to the commencement of the
Development of any Phase (with the exception
of Phase 1A save and to the extent that such
charging points are intended to be located
within the Critical Infrastructure to be located
within Phase 1A) the Developers shall prepare
and submit to the LPA for approval a parking
plan detailing the number and location of
facilities for charging electric vehicles. The
parking plan will make provision for electric
vehicle charging points, taking in to account the
targets in the Mayor’s Electric Vehicle Delivery
Plan for London and shall be implemented in
accordance with the approved details before
Prior to the commencement of the Development of any Phase
or Sub Phase (with the exception of Phase 1A save and to the
extent that such charging points are intended to be located
within the Critical Infrastructure to be located within Phase 1A)
the Developers shall prepare and submit to the LPA for
approval a parking plan detailing the number and location of
facilities for charging electric vehicles in that Phase, Sub-Phase
or Plot. The parking plan will make provision for electric
vehicle charging points, taking in to account the targets in the
Mayor’s Electric Vehicle Delivery Plan for London and shall be
implemented in accordance with the approved details before
the relevant Plot Developments hereby permitted are
occupied and maintained thereafter and in accordance with
the obligations set out in paragraph 11.3 of Schedule 3 to the
93
40.1
41.1
41.2
41.3
the relevant Plot Developments hereby
permitted are occupied and maintained
thereafter and in accordance with the
obligations set out in paragraph 11.3 of
Schedule 3 to the Initial Planning Agreement.
Before construction of any building is
commenced, details of arrangements for
storage and collection of refuse including
location, design, screening, operation and the
provision of facilities for the storage of
recyclable materials, which shall meet the
requirements of BS5906, shall be submitted to
and approved by the LPA.
Before the Development commences, a
Reserved Matters Application which includes
the details in relation to the Waste Handling
Facility shall be submitted to and approved by
the LPA.
The Development shall not prevent the
operation of the existing Hendon Waste
Transfer Station until a new Waste Handling
Facility has been completed. Development of
the new Waste Handling Facility shall be carried
out in accordance with the relevant Phase 1
Details submitted and approved and all other
relevant Necessary Consents.
The Waste Handling Facility shall not be
opened prior to the practical completion of the
Waste Handling Facility Rail Sidings with Gantry
Crane. The construction of the Waste Handling
Facility Rail Sidings with Gantry Crane shall nto
be commenced until details of the design,
layout and materials to be used have been
submitted to and approved by the LPA in
accordance with Conditions 13.1 and 41.1 and
development of the Waste Handling Facility
Rail Sidings with Gantry Crane shall be carried
out in accordance with the details submitted
and approved.
Initial Planning Agreement.
Before the Development commences, a Reserved Matters
Application which includes the details in relation to the Waste
Handling Facility shall be submitted to and approved by the
LPA.
94
41.4
41.5
42.1
42.2
43.1
44.1
44.2
The new Waste Handling Facility shall in
accordance with the Necessary Consents
provide as a minimum the same licensed or
permitted operational capacity as shall be
currently licensed and permitted at the Hendon
Waste Transfer Station.
Not to redevelop any Waste Management Site
unless the same licensed or permitted
operational capacity as shall be currently
licensed and permitted on that waste
management site or part thereof shall have
been provided either within the Waste
Handling Facility or at such other suitable site
as shall have been approved by the LPA in
writing (in consultation with the North London
Waste Authority).
No Development shall Commence within Phase
4, until a Reserved Matters Application and
Other Matters Application, which includes the
details in relation to the Rail Freight Facility on
Plot 60, shall be submitted to and approved by
the LPA.
The Development shall not prevent the
operation of the existing rail freight facility until
the new Rail Freight Facility has been
completed.
No part of the Development shall commence
within any Phase or Sub Phase unless and until
proposals have been submitted to and
approved by the LPA for a Scheme of
Archaeological Investigation to monitor
development groundworks and to preserve or
record any archaeological evidence revealed.
Not used
No development shall commence within Phase
1 or a Sub Phase of Phase 1 or any other Phase
unless and until details of the River Brent
No part of the Development shall commence within any Phase
or Sub Phase unless and until proposals have been submitted
to and approved by the LPA for a Scheme of Archaeological
Investigation to monitor development groundworks and to
preserve or record any archaeological evidence revealed
within the Phase or Sub Phase.
No development shall commence within Phase 1 or a Sub
Phase of Phase 1 or any other Phase unless and until details of
the River Brent Alteration and Diversion Works relevant to
95
44.3
44.4
44.5
44.6
Alteration and Diversion Works relevant to
Phase 1 or such other Phase have been
submitted to and approved by the LPA and no
part of the River Brent Alteration and Diversion
Works shall commence unless and until the
relevant details for the works have been
submitted to and approved by the LPA (in
accordance with respectively Conditions 1.2,
1.3, 13.1, 14.1 and 15.1 as appropriate having
regard to the relevant Phase or Sub-Phase).
During construction of the development, no
spoil or building materials shall be stored within
4 metres of the River Brent.
No development will be commenced within
Phase 1 (or Sub Phase of Phase 1) or any other
Phase unless and until a geomorphological
assessment and scheme demonstrating for that
element of the River Brent Alteration and
Diversion Works relevant to such Phase that a
realignment of the River Brent is sustainable
shall have been submitted to, and approved in
writing by, the LPA. The scheme relevant to
that Phase shall be fully implemented and
subsequently maintained, in accordance with
the timing/phasing arrangements embodied
within the scheme.
A Sustainable urban Drainage System to be
submitted for approval in accordance with
Condition 1.27 in relation to each Phase or SubPhase shall be integral to the site and ensures a
commitment to 25% reduction in surface runoff
of current 1 in 100 year flow plus 30% for
climate change through incorporation of SUDS
features such as Green and Brown Roofs,
detention basins, gravelled areas, swales,
permeable paving and pipe storage.
No development shall be commenced in
respect of any Phase or Sub-Phase unless and
until a strategy for the monitoring and
Phase 1 or such other Phase have been submitted to and
approved by the LPA and no part of the River Brent Alteration
and Diversion Works shall commence unless and until the
relevant details for the works have been submitted to and
approved by the LPA (in accordance with respectively
Conditions 1.2, 1.3 and, 13.1, 14.1 and 15.1 as appropriate
having regard to the relevant Phase or Sub-Phase).
A Sustainable urban Drainage System to be submitted for
approval in accordance with Condition 1.27 in relation to each
Phase or Sub-Phase shall be integral to the site and ensures a
commitment to 25% reduction in surface runoff of current 1 in
100 year flow plus 230% for climate change through
incorporation of SUDS features such as Green and Brown
Roofs, detention basins, gravelled areas, swales, permeable
paving and pipe storage.
96
mitigation of impacts on the Welsh Harp
Reservoir has been submitted to and approved
by the LPA.
44.7
44.8
44.9
45.1
45.2
No development shall be commenced in
respect of any Phase or Sub-Phase unless and
until a strategy for the monitoring water levels
has been submitted to and approved by the
LPA.
The Development shall not be commenced
until such time as a scheme to provide a return
overland flood flow route from the floodplain
on the North Circular Road to the Brent main
river has been submitted to, and approved in
writing by the LPA. The scheme shall be fully
implemented and subsequently maintained, in
accordance with the agreed timing/phasing
arrangements embodied within the scheme.
No infiltration of surface water drainage into
the ground related to new development is
permitted other than with the express written
consent of the LPA, which may be given for
those parts of the site where it has been
demonstrated that there is no resultant
unacceptable risk to controlled waters.
No part of the River Brent Alteration and
Diversion Works hereby permitted shall be
commenced until such time as a scheme to
provide access ramps to that part of the River
Brent has been submitted to, and approved in
writing by, the LPA. That part of the works shall
be fully implemented and subsequently
maintained, in accordance with the agreed
timing/phasing arrangements embodied within
the scheme.
All finished floor levels (excluding car parks)
shall be set no lower than 300mm above the 1
in 100 year (+ climate change) flood level. In
addition the threshold levels into the car parks
hereby permitted shall be set no lower than
All finished floor levels (excluding car parks, service yards,
customer collection areas, goods handling and associated
ancillary basement activities) shall be set no lower than
300mm above the 1 in 100 year (+ climate change) flood level.
In addition the threshold levels into the car parks, service
97
300mm above the 1 in 100 year (+ climate
change) flood level or located outside of the
floodplain. Any application to deviate from
these standards shall be submitted and
approved by the LPA in consultation with the
Environment Agency.
45.3
45.4
46.1
No part of the River Brent Alteration and
Diversion Works hereby permitted shall be
Commenced until the detailed design of the
River Brent Bridges and other walkway
structures for that part of the River Brent
Alteration and Diversion Works and the Brent
Riverside Park have been submitted to and
approved in writing by the LPA (in accordance
with respectively Conditions 1.2, 1.3, 13.1, 14.1
and 15.1 as appropriate having regard to the
relevant Phase or Sub-Phase).
The Development shall not be commenced
until such time as the detailed design of a
scheme to provide flood storage up to and
including the 1 in 100 year (climate change)
flood level has been submitted to, and
approved in writing by, the LPA. The scheme
shall be fully implemented and subsequently
maintained, in accordance with the timing /
phasing arrangements embodied within the
scheme.
The Whitefield School will continue in its
function as a sports college throughout the
construction period and within its new
premises. The developers will ensure the
following provision is made for this continuing
role:
i)
ii)
yards, customer collection areas, goods handling and
associated ancillary basement activities hereby permitted shall
be set no lower than 300mm above the 1 in 100 year (+
climate change) flood level or located outside of the
floodplain. Any application to deviate from these standards
shall be submitted and approved by the LPA in consultation
with the Environment Agency.
No part of the River Brent Alteration and Diversion Works
hereby permitted shall be Commenced until the detailed
design of the River Brent Bridges and other walkway structures
for that part of the River Brent Alteration and Diversion Works
and the Brent Riverside Park have been submitted to and
approved in writing by the LPA (in accordance with
respectively Conditions 1.2, 1.3 and, 13.1, 14.1 and 15.1 as
appropriate having regard to the relevant Phase or Sub-Phase).
Coach parking
Relevant sports facilities, throughout
the construction period and beyond
98
46.2
46.3
46.4
47.1
The existing Hendon Leisure Centre is to remain
open until a new facility is open to the public.
The development of new leisure centre shall be
carried out in accordance with the details
submitted and approved and the obligations
contained in paragraph 9 of Schedule 2 to the
Initial Planning Agreement.
Prior to the commencement of development
within any Phase or Sub-Phase a detailed
Business Relocation Strategy shall be submitted
and approved by the LPA detailing proposals
for the methodology and arrangements to
facilitate or support the relocation of existing
businesses within that Phase or Sub Phase to
be satisfactorily relocated either within the
regeneration area or to alternative appropriate
premises in accordance with the obligations
and provisions contained in paragraph 1 of
Schedule 24 to the Initial Planning Agreement.
Reserved matters applications for all residential
development shall make provision for on-site
plan space comprising informal and formal play
areas for under 5s in accordance with the
Design and Access Statement (including the
Design Guidelines appended to it). Relevant
reserved matters applications should also
identify how the play strategy set out within
the Design and Access Statement has been met
of that part to the development in question
and is consistent with the play strategy in the
Design and Access Statement.
No construction work shall commence on
Transport Interchange T3 (Brent Cross
Underground Station ) Forecourt Works until
full details of the work shall have been
submitted to and approved by the LPA,
including details of Brent Cross LUL Square.
99
47.2
47.3
47.4
47.5
47.6
No construction work shall commence on
Transport Interchange T3 (Brent Cross
Underground Station) Step Free Access works
until full details have been submitted to and
approved by the LPA.
No construction work shall commence on
Transport Interchange T4 (Cricklewood Station)
Forecourt Works until full details of the work
shall have been submitted to and approved by
the LPA, including details of Cricklewood
Station Square.
No construction work shall commence on
Transport Interchange T4 (Cricklewood Station)
Step Free Access Works until full details will be
submitted to and approved by the LPA.
Prior to the commencement of any Rail
Enabling Works in accordance with the
programme as described within the ICP full
details shall be submitted to and approved by
the LPA in accordance with relevant planning
obligations contained in the Initial Planning
Agreement and the relevant Phase Details.
Prior to the commencement of the MML Train
Stabling Facility as shown on Parameter Plan
002 Rev 13 and Illustrative Infrastructure
Drawing Ref No 224_PD_IF_000 Rev G and to
be provided in accordance with the Detailed
Delivery (Non-PDP) Programme full details will
be submitted to and approved by the LPA in
accordance with relevant planning obligations
contained in the Initial Planning Agreement and
the relevant Phase Details.
100
DOCUMENT 4
PHASE 1 FLOORSPACE SCHEDULE
Table Identifying Changes to Floorspace in Phase 1 by Development Zone and Remaining Floorspace in Each Development Zone Post Phase 1 2010 Permission (sqm) Current Application (sqm) PDP Residential (Class C3) 124,330 171,150 Retail and Related Uses (Classes A1 ‐ A5) ‐ North 38,626 78,133 Retail and Related Uses (Classes A1 ‐ A5) ‐ South 22,575 22,718 0 10,970 Hotel (Class C1) 31,722 31,722 Leisure (Class D2) 17,253 20,411 Community Facilities (Class D1) 6,690 9,338 General Industrial/Storage & Distribution incl. WHF and Rail Freight (Classes B2 B8) 24,619 24,700 0 117 265,815 369,259 Market Quarter 98,082 88,201 Station Quarter 448,403 448,403 Eastern Lands 242,255 234,192 0 0 190,977 190,976 Cricklewood Lane 4,180 0 Railway Lands 42,269 36,614 Brent Cross East 75,664 0 Brent Cross West 52,342 52,342 Total 1,154,172 1,050,728 Overall Total 1,419,987 1,419,987 Business (Class B1) Rail & Bus Station (Sui Generis) Total Development Zones Post PDP Clitterhouse Playing Fields Brent Terrace DOCUMENT 5
ILLUSTRATIVE PLANS OF THE SUB PHASE TO PHASE 1
DOCUMENT 6
SCHEDULE OF CHANGES TO PARAMETER PLANS
SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS Parameter Plan PARAMETER PLAN 001 – Development Zones 
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PARAMETER PLAN 002 – Transport Infrastructure 
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Changes North Minor change to Development Zone boundary – the northern part of BX West Development Zone is being brought into BX East Development Zone; and The plan shows Building Zones which are defined by the approximate location of roads/routes and open spaces as controlled by other Parameter Plans. Floorspace allocated to each Development Zone is further sub‐
divided to each Building zone as per Parameter Plan 014. Changes are required to the configuration of the Building Zones in Brent Cross East zone, consistent with changes to Parameter Plans 002 and 003. The plan in the 2010 Permission identifies the ‘approximate’ location of the bus station. The proposed new location is slightly to the east of the existing, and despite the ‘approximate’ flexibility it is proposed the plan be updated to show the new location; The plan shows the introduction of the Living Bridge; The plan in the 2010 Permission showed indicatively Vehicle Access Points into Building Zones which were to be defined at a reserved matters stage. The plan will be updated to show revised indicative locations; The label “Zone where building can be built over highway infrastructure” has been removed; Minor changes are made to the supporting text to reflect the above and other small changes. 
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Changes South The boundary of the Market Quarter and Eastern Lands Development Zones is altered slightly to include the Living Bridge in Eastern Lands; and The plan shows Building Zones which are defined by the approximate location of roads/routes and open spaces as controlled by other Parameter Plans. Floorspace allocated to each Development Zone is further sub‐divided to each Building zone as per Parameter Plan 014. Changes are required to the configuration of the Building Zones in Eastern Lands & Market Quarter zones, consistent with changes to Parameter Plans 002 and 003. The revised plan shows the introduction of the Living Bridge; The plan in the 2010 Permission identifies Claremont Avenue with a deviation of +/‐35m, and its location as now proposed falls within this threshold. However, the location will be updated on the revised plan to reflect the relationship with the Living Bridge; The plan in the 2010 Permission identifies the east/west route between Market Square and the A41 pedestrian bridge with a deviation of +/‐40m. The location of this route as now proposed falls within this threshold, but for completeness the new location is shown on the revised plan; The plan in the 2010 Permission shows a Managed Vehicular Route which is identified through the Education Zone E1. This has been revised slightly in light of the location and configuration of the education facilities; Minor changes are made to the supporting text to SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS 
PARAMETER PLAN 003 – Public Realm and Urban Structure 
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The revised plan shows the changes to the location of the River Brent and associated river crossings; The plan in the 2010 Permission shows the ‘general location’ of Brent Cross Square which is to be defined at a reserved matter stage. The plan is being revised to show the ‘general location’ of the square to the east of its present location; The plan shows the introduction of the Living Bridge; Main Connections are the principal pedestrian and cycle corridors between public realm. The links in the plan in the 2010 Permission currently relate to High Street North, a link north of Brent Cross Square into BXSC, north of River Brent Nature Park to Sturgess Park, and between Templehof Bridge and Brent Cross Square. Small modifications are shown to the location of these routes to reflect the revised layout configuration; Key Frontages were defined as building lines considered to be important in defining primary pedestrian routes and public realm. Typically they relate to Main Connections and this will be amended as described above; Three new threshold squares are identified: ‘Fenwick Place’, ‘Layfield Place’ and ‘Tempelhof Circus’; Minor changes are made to the supporting text to reflect the above and other small changes. 
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reflect the above and other small changes; Tempelhof link road has been classed as a primary route. The plan in the 2010 Permission shows the general location of Market Square (M2) ‐ it’s exact location, configuration and size was to be defined at the reserved matter stage. The revised location of the square will fall in the ‘general’ location defined, but the plan has been updated to show the new location of the Square relative to the Living Bridge; The Main Connection along Claremont Avenue and Whitefield Avenue has changed consistent with the changes to Parameter Plan 002 above; A Floating Building Zone was shown within Market Square. This has been removed from the plan; A Managed Pedestrian Route is identified through the Education Zone E1, which will need to be revised in light the final location and configuration of the education facilities, as per plan 002 above; The plan in the 2010 Permission shows the location of secondary and tertiary routes ‘approximately’, with detail to be provided at a reserved matter stage. However, small updates have been proposed to reflect the updated layout; Minor changes are made to the supporting text to reflect the above and other small changes. SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLANS 004 & 005 ‐ Ground Level and Upper Level Land Uses to Frontages 
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PARAMETER PLAN 006 ‐ Finished Site Levels 
PARAMETER PLAN 007 ‐ Maximum Building and Frontage Heights 
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The plan in the 2010 Permission shows the land use character of principal elevations. The locations of these elevations will need to be updated consistent with changes to Parameter Plans 002 and 003; The use of principal elevations within Brent Cross East zone will continue to be ‘Predominantly Retail or Leisure or Hotel’ at ground floor, however, updates are required at ground and upper to reflect the revised scheme inc multi storey car parking, community uses, residential, etc; Upper levels of western and eastern parts of Brent Cross East classed as ‘Any Permitted Use’. Small changes to reflect the amendments to the scheme, including the Living Bridge. The plan in the 2010 Permission defines maximum heights of buildings above finished ground floor level (inclusive of plant) for both Building Zones and along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights shown in the plan of 2010 Permission are generally maintained, although some changes have occurred, mainly to the south of Brent Cross East zone where a maximum height threshold has changed from 50m and 33m to 42m; The plan in the 2010 Permission indicates building and frontage heights from finished ground floor level (where pedestrian entrance points into buildings interface with public realm). To improve clarity of the 
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The plan in the 2010 Permission shows the land use character of principal elevations. The locations of these elevations will need to be updated consistent with changes to Parameter Plans 002 and 003; Minor land use changes are proposed including making the elevation adjacent to the Living Bridge Predominantly Retail or Leisure or Hotel; Removal of the floating building zone in Market Square. 
Small changes to reflect the amendments to the scheme, including the Living Bridge. 
The plan in the 2010 Permission defines maximum heights of buildings above finished ground floor level (inclusive of plant) for both Building Zones and along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights shown in the plan of 2010 Permission are generally maintained in the revised plan, with small modifications proposed around Market Square which reduces maximum plot height from 50m to 45m (due to the removal of the floating building zone in Market Square); and The plan in the 2010 Permission indicates building and frontage heights from finished ground floor level (where pedestrian entrance points into buildings 
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SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS plan it is proposed to introduce AOD levels at given points to enable anticipated maximum AOD heights to be identified. This presentational improvement to the plan does not alter the overall maximum heights themselves. This has been described in the supporting text to the plan. PARAMETER PLAN 008 ‐ Minimum Frontage Heights 
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The plan in the 2010 Permission defines minimum heights of buildings above finished ground floor level along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights in the plan of the 2010 Permission parameter are generally consistent with the revised scheme; Height parameters along the Living Bridge needs to be introduced; The frontage height of the building immediately south of the shopping centre has increased; As per Parameter Plan 007, to aid clarity anticipated AOD levels have been identified at given points. 
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PARAMETER PLAN 009 ‐ Basement and Service Access 
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The plan in the 2010 Permission defines those elements of the development where servicing or car parking basement or undercroft construction may be built, and frontages where access is permissible. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The principles of the plan in the 2010 Permission continue to apply, however, Building Zones to the south of Brent Cross East Development Zone have been given 
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interface with public realm). To improve clarity of the plan it is proposed to introduce AOD levels at given points to enable anticipated maximum AOD heights to be identified. This presentational improvement to the plan does not alter the overall maximum heights themselves. This has been described in the supporting text to the plan. The plan in the 2010 Permission defines minimum heights of buildings above finished ground floor level along key frontages. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The heights in the plan of the 2010 Permission parameter are generally consistent with the revised scheme, save for the Building Zone adjacent to the Living Bridge which has a minimum height of 27m to give definition and prominence to the bridge; As per Parameter Plan 007, to aid clarity anticipated AOD levels have been identified at given points. The plan in the 2010 Permission defines those elements of the development where servicing or car parking basement or undercroft construction may be built, and frontages where access is permissible. As per the changes to Parameter Plans 002 and 003, the layout of the Building Zones has been updated on the revised plan; The principles of the plan in the 2010 Permission continue to apply, however, updates are proposed to reflect the introduction of the Living Bridge and the SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS 
the potential to include some form of basement, with small updates to elevations where access would be acceptable; and Minor updates have been proposed to the supporting text, including increase the maximum depth of basements in Brent Cross East Development Zone from 7 to 9m. associated ramp. 
PARAMETER PLAN 010 ‐ Utilities In order to reflect the introduction of the Living Bridge, the possible zones for where utilities may cross the A406 has been updated. 
In order to reflect the introduction of the Living Bridge, the possible zones for where utilities may cross the A406 has been updated. PARAMETER PLAN 011 – River Brent 
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The plan has been updated to reflect the revised relocation and configuration of the river channel to the south of Brent Cross East Development zone; and Associated changes have been made to the supporting text. 
N/A PARAMETER PLAN 012 – Clitterhouse Playing Fields 
N/A 
No changes are proposed. PARAMETER PLAN 013 – Transport Interchanges 
The location of the bus station relative to the River Brent, North Circular Road and the proposed Building Zones has been updated; and Consequential changes are proposed to the layout principles and the specification of the bus station in plan and text form, following discussions with the 
N/A 
SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS highway authorities. PARAMETER PLAN 014 – Floor Space Thresholds 
As a result of the updates to the configuration of Building Zones as described above, and the floorspace quantum and primary use of that floorspace for each Building Zone has been updated. However, the overall floorspace totals within each Development Zone are consistent with the 2010 Permission. 
As a result of the updates to the configuration of Building Zones as described above, and the floorspace quantum and primary use of that floorspace for each Building Zone has been updated. However, the overall floorspace totals within each Development Zone are consistent with the 2010 Permission. PARAMETER PLAN 015 – Indicative Layout Plan 
The Indicative Layout Plan illustrates one way in which the BXC development could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect the revised illustrative masterplan, including the Living Bridge. Small buildings to south of the existing shopping centre have been highlighted as ‘to be demolished’. 
The Indicative Layout Plan illustrates one way in which the BXC development could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect the revised illustrative masterplan, including the Living Bridge. No changes are proposed. 
PARAMETER PLAN 016 ‐ Existing Buildings and Open Spaces 


SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 017 ‐ Minor Transport Interchanges 
No changes are proposed. 
No changes are proposed. PARAMETER PLAN 018 ‐ Waste and Freight Facilities 
No changes are proposed. 
Highway access junction removed (mistake from consented drawing). PARAMETER PLAN 019 ‐ Primary Development Plan Layout Plan 
The Primary Development Plan (PDP) Layout Plan illustrates one way in which the layout of the PDP (ie Phase 1) could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect changes to the extent of Phase 1, including all of Brent Cross East zone. 
N/A 
The Primary Development Plan (PDP) Layout Plan illustrates one way in which the layout of the PDP (ie Phase 1) could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The plan has been updated to reflect changes to the extent of Phase 1, including the Living Bridge. The Indicative Zonal Layout Plan illustrates one way in which Market Quarter could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. PARAMETER PLAN 020 ‐ Indicative Zonal Layout Plan Market Quarter 
SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 021 ‐ Indicative Zonal Layout Plan Eastern Lands 
N/A 
PARAMETER PLAN 022 ‐ Indicative Zonal Layout Plan Station Quarter

N/A 
PARAMETER PLAN 023 ‐ Indicative Zonal Layout Plan Brent Terrace 
N/A 
The Indicative Zonal Layout Plan illustrates one way in which Eastern Lands could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. The Indicative Zonal Layout Plan illustrates one way in which Station Quarter could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. The Indicative Zonal Layout Plan illustrates one way in which Brent Terrace could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 024 ‐ Indicative Zonal Layout Plan Cricklewood Lane 
N/A 
PARAMETER PLAN 025 ‐ Indicative Zonal Layout Plan Railway Lands 
N/A 
PARAMETER PLAN 026 ‐ Indicative Zonal Layout Plan Clitterhouse Playing Fields 
N/A 
PARAMETER PLAN 027 ‐ Indicative Zonal Layout Plan Brent Cross East 
The Indicative Zonal Layout Plan illustrates one way in which Brent Cross East could be configured. It has been derived from the constraints set out in the other 
The Indicative Zonal Layout Plan illustrates one way in which Cricklewood Lane could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. The Indicative Zonal Layout Plan illustrates one way in which Railway Lands could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. The Indicative Zonal Layout Plan illustrates one way in which Clitterhouse Playing Fields could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan, but there are no substantive changes in this zone. N/A SECTION 73 BXC – SUMMARY CHANGES TO PARAMETER PLANS PARAMETER PLAN 028 ‐ Indicative Zonal Layout Plan Brent Cross West 
PARAMETER PLAN 029 – Indicative Phasing Plan 
Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. The Indicative Zonal Layout Plan illustrates one way in which Brent Cross West could be configured. It has been derived from the constraints set out in the other Parameter Plans. Provided reserved matters applications comply with the other parameters it will not be a requirement to demonstrate compliance with this Plan. The illustrative plan has been updated to reflect the revised illustrative masterplan. The Indicative Phasing Plan identifies one way in which the scheme may be delivered, with Phase 1 being consistent with that in Parameter Plan 019. The plan has been updated to reflect the revised Phase 1 and Brent Cross West zone falling within Phase 2 rather than Phase 3. 
N/A 
The Indicative Phasing Plan identifies one way in which the scheme may be delivered, with Phase 1 being consistent with that in Parameter Plan 019. The plan has been updated to reflect the revised Phase 1. DOCUMENT 7
REVISED ILLUSTRATIVE MASTERPLAN
Sturgess Park
111
113
112
110
Brent Cross Shopping Centre
109
107
106
treet
High S
108
CHP
105
North
104
Brent Cross
Main Square
114
59
101
River
103
Brent
New Brent Cross
Bus Station
10
102
45
87
9
4
88
89
8
A
26
86
h
Nort
406
Circ
ular
A41
57
79
Office District Park
Tower Square
72
56
21
93
7
83
84
25
85
70
2
5
6
18
77
71
22
23
24
Station Square
20
16
28
17
13
New
Thameslink
Station
A5
Whitefield Street
69
High Street South
Brent Cross
LUL Station
Square
78
Eastern
Park
Market Square
74
76
11
11
3
School &
Education
Campus
44
80
68
73
65
66
19
15
Station Square
63
14
27
12
75
64
Whitefield
Square
43
67
New Waste
Handling
Facility
42
53
New All Weather
Sports Pitches
41
Spine Road North
Clitterhouse
Stream Nature
Park
40
62
52
39
54
Existing Football
Ground
38
51
Clitterhouse Playing Fields
Claremont Primary School
47
46
82
48
New Rail
Freight Facility
55
34
Gas
Govenor
Square
Roa
d
33
Cla
rem
ont
32
35
Millennium
Green
31
61
36
30
58
0 10 M
100 M
Cricklewood
Station Square
1 KM
Allies and Morrison
Architects
BRENT CROSS CRICKLEWOOD
BX Cricklewood Site Plan
649_SK_00_309 SCALE 1 : 2000
@ A0
DOCUMENT 8
ILLUSTRATIVE MASTERPLAN
DOCUMENT 9
PROPOSALS RESPONSE TO UDP POLICIES AND THE DEVELOPMENT FRAMEWORK
APPENDIX 9 – SUMMARY REVIEW OF IMPACT ON CORE STRATEGY POLICY, UDP POLICY & DEVELOPMENT FRAMEWORK GUIDANCE Policy Theme Policy Impact as a result of Proposals CS1 CS2 CS3 CS4 Conform Conform Conform Non Confirm (partial) CS5 Conform CS6 CS7 CS8 CS9 CS10 CS11 CS12 CS13 CS14 CS15 Conform Non Conform (partial) Conform Non Conform (partial) Conform Conform Conform Conform Conform Conform GCrick C1 C1a C2 C3 C4 C5 C6 C7 C8 C9 C10 Site 31 (Town Centre) Site 37 (Eastern Lands) Site 38 (Railway Station) Site 39 (Waste Handling Facility) Conform Conform Conform Conform Conform Conform Conform Conform Conform Non Conform (partial) Conform Non Conform (partial) Conform Conform Conform Conform CORE STRATEGY Place Shaping Strategy BXC Housing Distribution Housing Protecting and Enhancing Barnet’s Character Town Centres Open Space Employment Transport Community Facilities Health Safety Natural Resources Waste Delivery UDP POLICY Cricklewood, Brent Cross & West Hendon Site Specific Proposals Policy Theme Policy DEVELOPMENT FRAMEWORK GUIDANCE Vision Page 9 Strategic Principles & Page 26 & 27 Figure 16 Land Use Mix Page 28 Street Hierarchy & Figure Page 30 & 31 18 Building Heights & Figure Page 32 & 33 19 Residential Mix Page 34 Open Space Page 38 Transport Vision Page 42 Car Parking Standards Page 47 Eastern Lands Mixed Use Page 68 Waste Handling Facility Page 71 Impact as a result of Proposals Conform Conform Conform (more hotels) Conform Conform Non‐Conform Conform Conform Non‐Conform Non‐Conform Non‐Conform DOCUMENT 10
EXTRACT OF UDP PROPOSALS MAP
Map Legend