Planning Committee 26/09/2012
Schedule Items No.: 03
Ref:
P/2012/0164
Address:
4-14 Shakespeare Road, Hanwell W7 1LR
Ward:
Hobbayne
Proposal:
Construction of a two storey building with living
accommodation at roof level to accommodate 22 flats (6 x
one-bedroom, 13 x two-bedroom and 3 x three-bedroom);
associated provision of 12 x off-street car parking spaces,
private and communal amenity spaces, cycle parking and
refuse storage (following demolition of existing buildings)
Drawing numbers:
11:715/X01; 886-X-02; 886-OD-01 Rev. H; 886-OD-02 Rev.
F; 886-OD-03 Rev. F; 886-OD-04 Rev. E; 886-OD-05 Rev. E;
886-OD-06 Rev. B; 886-OD-07 Rev. C; 3820/1; 3820/2;
3820/3; 3820/4; 3820/5; 3820/6; Existing Photograph;
Proposed Photomontage; Schedule of Proposed
Accommodation; Design and Access Statement
(September 2011); Planning Statement (January 2012);
GLA Affordable Housing Development Control Toolkit
Report (v2.6 March 2012); Residential Travel Plan
Framework (October 2011 Version 2.0); Transportation
Statement (October 2011 Version 2.0); Local Residents
Consultation Exhibition Feedback Report (Rev. A
05/10/2011); Condition Survey Report; Energy Strategy
(October 2011); Preliminary Code for Sustainable Homes
Report (October 2011); Arboricultural Impact Assessment
(26/04/2011).
Type of Application:
Full Application
Application Received:
18/01/2012
Revised: 28/08/2012
Report by: Adam Flynn
Recommendation: Grant with conditions subject to S106 Agreement, and the Mayor
of London’s Community Infrastructure Levy.
Page 1 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Executive Summary:
The proposal is for the redevelopment of the site to provide 22 self-contained residential
units 6 x 1-bed, 13 x 2-bed and 3 x 3-bed) in a two storey building with living
accommodation at roof level, together with 12 car parking spaces, amenity space, cycle
storage and refuse storage. The proposal involves the demolition of the existing dwellings,
which are not statutorily or locally listed. The site is made up of six residential properties,
two of which (8 and 10) were previously combined to form a residential care home. The site
sits to the east of Greenford Avenue.
Objections from 25 separate addresses have been received, along with nine letters of
support. Various concerns have been raised primarily in relation to the lack of parking and
increased congestion, increased density, design out of keeping with streetscene, the
location and management of bin stores, potential lack of management following completion,
poor mix of units, drainage/flooding issues, demolition of existing buildings unsustainable,
lack of affordable housing, loss of trees and landscaping, loss of privacy, increased noise,
pressure on infrastructure, loss of existing buildings, construction nuisance, and safety and
security.
The following report assesses the principle of the proposed development, the residential mix
and density of the proposal, the proposed living environment for future occupiers, the
layout, design and appearance of the proposal, the impact of the proposal on the amenity of
nearby properties, on traffic and highway safety, trees and landscaping, noise and pollution,
sustainability, and financial contributions. The report concludes that the development is
acceptable, subject to appropriate safeguarding conditions and a legal agreement.
Recommendation:
That planning permission be granted subject to the satisfactory completion of a legal
agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) in
order to secure the following:
a) A sum of £20,758 towards education facilities within the borough.
b) No occupation of the proposed units until completion of schemes at Tennyson House
(8 units) and 21 Greenford Avenue (2 units) and these schemes have come forward
as affordable housing.
c) A review clause on the viability assessment with a duration of two years from the date
of the permission if the development is not commenced within that time.
d) The applicants pay the full cost of car club membership for the occupiers of the 10
flats that do not have access to a car parking space for a period of three years.
Page 2 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
e) A contribution of £5,000 towards pedestrian safety improvements in the vicinity of the
site, with respect to the proposed vehicle crossing adjacent to the access to Yeats
Close.
f) The imposition of a Travel Plan for to assist with improve the sustainability of
transport from the site.
g) The owner shall be required to enter into an agreement under S278 of the Highways
Act to undertake any required works to the highway.
h) The reasonable legal and other professional costs and expenses of the Council
incurred in negotiating and completing the agreement.
AND
Subject to the following conditions:
Conditions/Reasons:
Time Limit
1.
The development permitted shall be begun before the expiration of three years from
the date of this permission.
Reason: In order to comply with the provisions of the Town and Country Planning Act
1990 (as amended).
Approved Drawing Numbers
2.
The development hereby approved shall be carried out in accordance with drawing
numbers:
11:715/X01; 886-X-02; 886-OD-01 Rev. H; 886-OD-02 Rev. F; 886-OD-03 Rev. F;
886-OD-04 Rev. E; 886-OD-05 Rev. E; 886-OD-06 Rev. B; 886-OD-07 Rev. C.
Reason: For the avoidance of doubt and in the interests of proper planning.
Materials
3.
Samples of the materials to be used for the external surfaces of the development
shall be submitted to and approved in writing by the Local Planning Authority before
any part of the development is commenced, and this condition shall apply
notwithstanding any indications as to these matters which have been given in this
application. Development shall be carried out only in accordance with the approved
details and permanently retained thereafter.
Page 3 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Reason: To ensure that the materials harmonise with the surroundings in accordance
with policy 4.1 of the Ealing Unitary Development Plan 'Plan for the Environment'
2004, policies 1.1 and 1.2 of the adopted Core Strategy, and policies 7.4 and 7.6 of
the London Plan (2011).
Refuse and Recycling Storage
4.
Notwithstanding the details of the refuse and recycling storage as detailed within the
application, further details of refuse storage in accordance with the standards
adopted by the Local Planning Authority shall be submitted to and approved in
writing by the Local Planning Authority prior to the commencement of the
development. Such provision shall be brought into use prior to the first occupation of
the development permitted and retained permanently.
Reason: To ensure suitable loading, unloading and refuse collection arrangements
are provided in order to ensure pedestrian and highway safety and to protect the
living conditions of occupants of nearby properties, in accordance with policies 2.10,
4.1 and 9.1 of the Ealing Unitary Development Plan 'Plan for the Environment' 2004,
policies 1.1 and 1.2 of the adopted Core Strategy and Supplementary Planning
Guidance 4 'Refuse Storage'.
Construction Management Plan
5.
Prior to the commencement of the development a Construction Strategy Management
Plan shall be submitted to and approved in writing by the Local Planning Authority. The
means of site management and construction shall be carried out only in accordance
with the approved Strategy, which should also include details of the means of access
for construction works and details of noise, vibration and dust mitigation measures
during the redevelopment.
Reason: To protect the living conditions of nearby occupiers, in accordance with
policies 4.1 and 4.11 of the Ealing Unitary Development Plan 'Plan for the
Environment' 2004, policies 1.1 and 1.2 of the adopted Core Strategy, and policies 7.4
and 7.15 of the London Plan (2011).
Hard and Soft Landscaping
6.
Full details of both hard and soft landscape works, including details of replacement
tree planting (13 on-site trees and 2 street trees), together with a 5 year management
plan, shall be submitted to and approved in writing by the Local Planning Authority
and implemented prior to the occupation of any part of the development, or in
accordance with a programme agreed by the Local Planning Authority and
permanently retained thereafter. Details submitted shall include correctly marked
and allocated amenity spaces. Any trees or other plants which die or are removed
within the first five years following the implementation of the landscaping scheme,
shall be replaced during the next planting season.
Page 4 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Reason: To ensure that the site is landscaped in the interests of the character of the
area, in accordance with policies 3.8 and 4.5 of the Ealing Unitary Development Plan
'Plan for the Environment' 2004, policies 1.1 and 1.2 of the adopted Core Strategy,
and policies 7.4 and 7.21 of the London Plan (2011).
Boundary Treatment
7.
No development shall take place until there has been submitted to and approved in
writing by the Local Planning Authority a plan indicating the positions, design, materials
and type of boundary treatment (including any internal boundary fences / walls) to be
erected. The boundary treatment shall be completed before the buildings are
occupied Development shall be carried out in accordance with the approved details
and shall be permanently retained.
Reason: To protect the visual appearance of the area and the living conditions of
neighbouring occupiers, in accordance with policies 3.8 and 4.5 of the Ealing Unitary
Development Plan 'Plan for the Environment' 2004, policies 1.1 and 1.2 of the
adopted Core Strategy, and policy 7.4 of the London Plan (2011).
Renewable Energy
8.
The measures to provide at least 25% renewable energy on site for the development,
as detailed on the drawings and within the energy statement, shall be implemented
prior to first occupation of any of the units hereby approved and retained thereafter or
as otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure the development is acceptable in terms of the Local Planning
Authority's energy policies, in accordance with policy 2.9 of the Ealing Unitary
Development Plan 'Plan for the Environment' 2004, policies 1.1 and 1.2 of the
adopted Core Strategy, and policies 5.1, 5.2, 5.7 and 7.4 of the London Plan (2011).
Cycle Storage
9.
Prior to the occupation of the development hereby permitted, 22 cycle parking
spaces shall be provided in accordance with Council’s Standards, and retained in
perpetuity to the satisfaction of the Local Planning Authority.
Reason: In the interest of sustainability in accordance with policies 2.1, 9.1 and 9.6 of
the Ealing Unitary Development Plan 'Plan for the Environment' 2004, policies 1.1
and 1.2 of the adopted Core Strategy, and policies 5.2 and 6.9 of the London Plan
(2011).
Page 5 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Vehicle Access – visibility splay
10.
Notwithstanding the information contained in the submitted plans, pedestrian and
vehicular visibility splays consisting of 1.5m x 1.5m x 0.6m (h) shall be provided at
the site accesses entrance from Shakespeare Road leading into the residential
development prior to first occupation of any of the proposed dwellings and thereafter
permanently retained.
Reason: In the interests of highway safety in accordance with policies 9.1 and 9.9 of
the Ealing Unitary Development Plan 'Plan for the Environment' 2004, policies 1.1
and 1.2 of the adopted Core Strategy, and policies 6.1 and 6.10 of the London Plan
(2011).
Vehicle Access
11.
Notwithstanding the information contained in the submitted plans, details of surfacing
of the driveway and manoeuvring area for vehicles (including any crossovers/drop
curbs), shall be submitted to and approved by the Local Planning Authority prior to
the commencement of the development. Such provision as approved shall be
brought into use prior to the first use of the driveway and occupation of the
development permitted and retained for the life of the development.
Reason: In the interests of highway safety in accordance with policies 9.1 and 9.9 of
the Ealing Unitary Development Plan 'Plan for the Environment' 2004, policies 1.1
and 1.2 of the adopted Core Strategy, and policies 6.1 and 6.10 of the London Plan
(2011).
Car Parking
12.
Notwithstanding the information contained in the submitted plans, revised details of
the car parking layout showing a 0.5 metre buffer adjacent to parking space 1 and
the boundary of the site, and a relocation of parking space 9 and the western bin
store, shall be submitted to and approved by the Local Planning Authority prior to the
commencement of the development. The car parking spaces, including disabled
spaces, shall be constructed on the site prior to first occupation of any part of the
development, and these spaces shall be kept continuously available for car parking
and shall not be used for any other purpose.
Reason: To ensure that the car parking provided within the site are fit for purpose
and usable, in accordance with in accordance policies 9.1 and 9.9 of the Ealing
Unitary Development Plan 'Plan for the Environment' 2004, policies 1.1 and 1.2 of the
adopted Core Strategy, and policies 6.1 and 6.13 of the London Plan (2011).
Page 6 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Noise
13.
Details of a scheme for protecting the building envelope (roof, walls and windows)
from external noise with windows shut and other means of ventilation provided, shall
be submitted to and approved in writing by the Local Planning Authority before any
part of the development is commenced. The details should also include the provision
of alternative means of ventilation in each room in accordance with Authority’s
criteria. The works shall be carried out as approved before first occupation and shall
thereafter be retained.
Reason: In the interests of the amenity of future occupiers of the site, in accordance
with policies 4.1 and 4.11 of the Ealing Unitary Development Plan 'Plan for the
Environment' 2004, policies 1.1 and 1.2 of the adopted Core Strategy, and policies
7.4 and 7.15 of the London Plan (2011).
Secured by Design
14.
Details of the design of the building and car and cycle parking areas, hard and soft
landscaping and bin storage areas to comply with the aims and objectives of Secured
By Design and Secured Car Parks award shall be submitted to and approved by the
Local Planning Authority prior to commencement of development (other than
demolition, site clearance and survey work). The approved details shall be
implemented before the first occupation of the relevant part of the development, and
shall be permanently retained.
Reason: In the interest of the safety of the occupiers and visitors to the premises, in
accordance with policies 4.1 and 4.4 of the Ealing Unitary Development Plan 'Plan
for the Environment' 2004, policies 1.1 and 1.2 of the adopted Core Strategy, and
policies 7.1 and 7.3 of the London Plan (2011), and Supplementary guidance “Safer
Ealing”.
Informatives:
1.
The decision to grant planning permission has been taken having regard to the
policies and proposals in the Adopted Ealing Development Plan and to all relevant
material considerations including Supplementary Planning Guidance/Documents:
National Planning Policy Framework (NPPF) (27th March 2012)
The National Planning Policy Framework sets out the Government’s planning policies
for England. The NPPF establishes a presumption in favour of sustainable
development and replaces a large number of national planning policy documents
(Supplementary Planning Documents and Supplementary Planning Guidance).
Technical Guidance to the National Planning Policy Framework (March 2012)
Page 7 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Development Plan
The Ealing Development Plan is comprised of the London Plan 2011, Ealing’s
Development (or Core) Strategy adopted 3rd April 2012 and part of the Ealing Unitary
Development Plan 2004. The following policies of the Development plan are
considered to be relevant to the planning application:
London Plan (July 2011)
2.6
2.8
2.18
3.1
3.3
3.4
3.5
3.6
3.8
3.9
3.10
3.11
3.12
3.13
3.14
5.1
5.2
5.3
5.7
5.13
5.14
5.18
6.1
6.5
6.9
6.10
6.11
6.13
7.1
7.2
7.3
7.4
7.6
7.14
7.15
7.21
8.1
Page 8 of 31
Outer London: vision and strategy
Outer London: transport
Green infrastructure: the network of open and green spaces
Ensuring equal life chances for all
Increasing housing supply
Optimising housing potential
Quality and design of housing developments
Children and young people’s play and informal recreation facilities
Housing choice
Mixed and balanced communities
Definition of affordable housing
Affordable housing targets
Negotiating affordable housing
Affordable housing thresholds
Existing Housing
Climate change mitigation
Minimising carbon dioxide emissions
Sustainable design and construction
Renewable energy
Sustainable drainage
Water quality and wastewater infrastructure
Construction, excavation and demolition waste
Strategic approach
Funding Crossrail
Cycling
Walking
Smoothing traffic flow and tackling congestion
Parking
Building London’s neighbourhoods and communities
An inclusive environment
Designing out crime
Local character
Architecture
Improving air quality
Reducing noise and enhancing soundscapes
Trees and woodlands
Implementation
Planning Committee 26/09/2012
8.2
8.3
Schedule Items No.: 03
Planning obligations
Community Infrastructure Levy
London Plan 2011 - Supplementary Planning Guidance/Documents
Housing
Accessible London: achieving an inclusive environment
Sustainable Design & Construction
Providing for Children and Young Peoples Play and Informal Recreation
The London Housing Strategy
The Mayor’s Transport Strategy
The Mayor’s Biodiversity Strategy
The Mayor’s Energy Strategy
London Housing Design Guide (Interim Edition) (August 2010)
Adopted Development (or Core) Strategy (3rd April 2012)
1.1
1.2
2.1
2.10
5.5
6.1
6.2
6.3
6.4
Spatial Vision for Ealing 2026
Delivery of the Vision for Ealing 2026
Realising the potential of the Uxbridge Road/Crossrail Corridor
Residential neighbourhoods
Promoting Parks, Local Green Space and Addressing Deficiency
Physical Infrastructure
Social Infrastructure
Green Infrastructure
Planning Obligations and Legal Agreements
Ealing Unitary Development Plan ‘Plan for the Environment’ (Saved Polices)
1.10
2.1
2.5
2.6
2.9
2.10
3.8
4.1
4.2
4.3
4.4
4.5
4.11
5.2
5.3
5.4
5.5
Page 9 of 31
Legal Agreements and Partnerships
Environmental and other Sustainability Impacts
Water - Drainage, Flood Prevention and Environment
Air Pollution and Quality
Energy
Waste Minimisation and Management
Biodiversity and Nature Conservation
Design of Development
Mixed Use
Inclusive Design – Access for All
Community Safety
Landscaping, Tree Protection and Planting
Noise and Vibration
Affordable Housing
Lifetime Homes and Wheelchair Housing
Range of Dwellings Sizes and Types
Residential Design
Planning Committee 26/09/2012
5.6
9.1
9.8
9.9
Schedule Items No.: 03
Small Dwelling Sizes and Types
Development, Access and Parking
Low Car Housing and City Car Clubs
Highways and Traffic management
Supplementary Planning Documents
SPD 1
SPD 2
SPD 3
SPD 7
SPD 9
SPG 1
SPG 2
SPG 3
SPG 4
SPG 7
SPG 8
SPG 9
SPG 10
SPG 13
SPG 20
SPG 21
Affordable Housing
Community Facilities
Low Car Housing in Controlled Parking Zones
Car Clubs
Legal Agreements, Planning Obligations & Planning Gain
Sustainability Checklist
Water, drainage and flooding
Air quality
Refuse and Recycling Facilities
Accessible Ealing
Safer Ealing
Trees and Development Guidelines
Noise and Vibration
Garden Space
Sustainable Transport: Transport Assessments
Sustainable Transport: Green travel Plans
In reaching this decision, specific consideration was given to the principle of the
proposed development, the residential mix and density of the proposal, the proposed
living environment for future occupiers, the layout, design and appearance of the
proposal, the impact of the proposal the amenity of nearby properties, the impact of
the proposal on traffic and highway safety, the impact on trees and landscaping,
noise and pollution, and sustainability. It is considered, that subject to appropriate
safeguarding conditions and a S106 legal agreement, and having considered all
objections/comments received from interested parties to date and all relevant policy
guidance, it is considered that on balance, the proposal would comply with the
relevant policies of the development plan. It is not considered that there are any other
material considerations, which would warrant a refusal of the application.
2.
Construction and demolition works, audible beyond the boundary of the site shall
only be carried on between the hours of 0800 - 1800hrs Mondays to Fridays and
0800 - 1300hrs on Saturdays and at no other times, including Sundays and Bank
Holidays.
The maximum permitted noise levels are:
- not greater than 72 dB LAeq, 10hr Mondays to Fridays
- not greater than 72 dB LAeq, 5hr Saturdays
Page 10 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
3.
Prior to the commencement of any site works, all sensitive properties surrounding the
site boundary shall be notified in writing of the nature and duration of works to be
undertaken, and the name, address and telephone number of a responsible person,
to whom enquiries/complaints should be directed.
4.
No bonfires shall be lit on site.
5.
Surface Water Drainage - With regard to surface water drainage it is the
responsibility of a developer to make proper provision for drainage to ground, water
courses or a suitable sewer. In respect of surface water it is recommended that the
applicant should ensure that storm flows are attenuated or regulated into the
receiving public network through on or off site storage. When it is proposed to
connect to a combined public sewer, the site drainage should be separate and
combined at the final manhole nearest the boundary. Connections are not permitted
for the removal of Ground Water. Where the developer proposes to discharge to a
public sewer, prior approval from Thames Water Developer Services will be required.
They can be contacted on 0845 850 2777. This is to ensure that the surface water
discharge from the site shall not be detrimental to the existing sewerage system.
6.
Recent legal changes under The Water Industry (Scheme for the Adoption of Private
Sewers) Regulations 2011 mean that the sections of pipes you share with your
neighbours, or are situated outside of your property boundary which connect to a
public sewer are likely to have transferred to Thames Water ownership. Should your
proposed building work fall within 3 metres of these pipes we recommend you
contact Thames Water to discuss their status in more detail and to determine if a
building over/near to agreement is required, You can contact Thames Water on 0845
850 2777 or for more information please visit the website at www.thameswater.co.uk.
7.
The applicant is advised to ensure that plans conform to Part B of Approved
Document of the Building Regulations and that the application is submitted to
Building Control who in some circumstances may be obliged to consult the Fire
Authority. Please refer to Guidance Note 29 on Fire Brigade Access, similar to that
in B5 of the Building Regulations. Particular attention should be paid to paragraph
16, Water Mains and Hydrants.
There should be vehicle access for fire brigade appliances to within 45 metres of all
parts of the furthest dwelling. This distance should be measured from the appliance
along the path a fire hose would take through the staircase, flat entrance door to the
furthest part of the flat. If this cannot be achieved then dry risers should be adopted.
8.
The head of the common stair should be provided with an opening vent with an area
of 1 m² operated from the ground floor entrance. This vent could be provided as a
roof light in the flat roof.
Page 11 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Site Description:
The application site of approximately 1665 square metres lies on the southern side of
Shakespeare Road. The site is generally flat and rectangular in shape, and is occupied by
six large, two-storey plus roofspace dwellings. Two of the houses have been converted in a
residential care home, and others into houses of multiple occupation. The current buildings
are in poor condition, and the site is currently secured by a timber hoarding. The properties
have been vacant for approximately seven years.
The pattern of development within the surrounding area is characterised as two-storey,
semi-detached and terrace dwellings set in modest gardens. Over the years the dwellings
have been modified by extensive alterations and extensions and the provision of
outbuildings in rear gardens. In some cases, this has resulted in the loss of the original gaps
between buildings. The majority of front gardens have been paved over for car parking and
vehicle crossovers providing access to these paved areas are common. Generally,
dwellings in this area retain a hipped roof profile, though roof alterations and extensions are
common.
The site is located towards the western end of Shakespeare Road, near the junction with
Greenford Avenue. There is a small shopping frontage on Greenford Avenue, and the site
sits adjacent to a service lane, Yeats Close, that services the rear of these properties.
The site is not within a conservation area, and the site contains no listed buildings.
The Proposal:
The proposal is for the redevelopment of the site to provide 22 self-contained residential
units 6 x 1-bed, 13 x 2-bed and 3 x 3-bed) in a two storey building with living
accommodation at roof level, together with 12 car parking spaces, amenity space, cycle
storage and refuse storage. The proposal involves the demolition of the existing dwellings.
The building would be of tradition design, and would appear two-storeys in height, with the
third storey contained within the roof space. The building is designed to be viewed as three
blocks resembling semi-detached dwellings, linked with recessed entrance stairwells. The
external facade of the building would comprise two basic materials, a red brick for the
ground floor and white render for the first floor of the building. Clay tiles would be used for
the roof, and grey metal cladding would line the entrance stairwells. The majority of units
(14) would benefit from a garden, patio or balcony, and all units would have access to the
communal amenity space at the rear of the property.
Relevant Planning History:
Application Development Description
Number
4 Shakespeare Road:
Page 12 of 31
Decision
Decision Date
Planning Committee 26/09/2012
32024
ERECTION OF SINGLE STOREY
EXTENSION REAR OF
DWELLINGHOUSE.
Schedule Items No.: 03
GRANTED
04-09-1991
GRANTED
15-03-1994
GRANTED
16-07-1975
GRANTED
09-11-1993
GRANTED
30-01-1974
GRANTED
08-03-1978
GRANTED
30-03-2007
12 Shakespeare Road:
07283/1
ERECTION OF SINGLE STOREY
EXTENSION REAR OF
DWELLINGHOUSE.
GRANTED
17-07-1989
14 Shakespeare Road:
08799
CONVERSION OF DWELLINGHOUSE
INTO 2 NON SELF-CONTAINED
FLATS.
GRANTED
21-10-1966
6 Shakespeare Road:
33547
PROVISION OF VEHICULAR
CROSSOVER TO RESIDENTIAL UNIT.
8 - 10 Shakespeare Road:
09118/1
USE OF DWELLINGHOUSE AS OLD
PEOPLE'S HOME. (10)
09118/2
ERECTION OF SINGLE STOREY REAR
EXTENSION. (10)
15156
USE OF DWELLINGHOUSE AS OLD
PEOPLE'S HOME AND ERECTION OF
EXTERNAL STAIRCASE.
15156/1
RETENTION OF SINGLE STOREY
EXTENSION REAR OF OLD PEOPLES
HOME.
P/2007/0359 RETENTION OF TEMPORARY
HOARDING TO FRONT BOUNDARY
(RETROSPECTIVE PLANNING
PERMISSION SOUGHT FOR
TEMPORARY (TWO YEARS) PERIOD)
Consultation:
Public Consultation
Neighbour
notification:
Page 13 of 31
278 neighbouring occupiers and the local Ward Councillors were notified
regarding the planning application on 25/01/2012.
Planning Committee 26/09/2012
Schedule Items No.: 03
The consultation period expired 17/02/2012.
Advertised
Local Press/
Site Notices
A press notice was advertised and a site notice was erected on
25/01/2012.
The consultation period expired 17/02/2012.
Representations
25 letters of objection, and nine letters of support were received. The letters that supported
the scheme did so on the basis of the sympathetic design, and the redevelopment of the
derelict, run-down site. The objections raised the following issues:
















Lack of parking and increased congestion.
Increased density.
Design out of keeping with streetscene/building inappropriate for area.
Location and management of bin stores.
Potential lack of management following completion.
Too many small flats/poor mix of units.
Drainage/flooding issues.
Demolition of existing buildings unsustainable.
No affordable housing.
Loss of trees and landscaping.
Loss of privacy.
Noise.
Pressure on infrastructure.
Loss of existing buildings.
Construction nuisance.
Safety and security.
Case Officer’s Response: The issues raised by objectors are discussed in the report below,
with the exception of the pressure on infrastructure. This is addressed via a S106
contribution towards education and the Mayors Community Infrastructure Levy. Other
infrastructure, such as sewage and water, is not a material planning consideration.
Internal Consultations
Transport
Services:
No objection, subject to conditions and a S106 legal agreement.
The site is on a local road, not within a CPZ and has a PTAL rating of 2.
Local residents have expressed concerns about speeding in Shakespeare
Road and there is evidence of parking stress in the area. Vehicles park on
both sides restricting the carriageway to one running lane. As a result,
drivers have to pull in and wait for oncoming vehicles to pass before
proceeding and this creates a bottleneck which causes delays during the
Page 14 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
morning and evening peak period. During a recent site visit, it was
observed that 90% of the available kerb side space was occupied.
The proposed provision of 12 spaces for 22 flats equates to a ratio of
0.55 space per unit which, in itself, is not considered adequate, given the
level of on street parking stress and low PTAL of the site. However, the
disabled parking provision specified in the council's UDP is met by the
proposed provision of 2 disabled bays.
Transport would only accept a parking provision of less than one space per
unit at this site, if it is accompanied by a robust travel plan, free car club
membership and cycle training for all occupants for a minimum period of 3
years. The travel plan must include measures to discourage car ownership
and incentives for residents who do not own a car together with measures
to directly support residents who cycle. The travel plan must be approved
by transport officers prior to determination and secured via a S106
agreement.
The proposed crossover at the western end of the site is close to the
vehicular access to Yeats Close. The close proximity of the two egress
points would increase the risk of turning conflicts. Also, there is insufficient
space between the two accesses for pedestrians to wait. Hence, tactile
paving and markings should be installed to warn pedestrians of possible
conflict with vehicular traffic. The development would generate additional
pedestrian movements and therefore a contribution of £5k is requested to
towards implementation of pedestrian safety improvements in the
immediate vicinity of the site.
It is not clear from the drawings, if the western boundary wall will be more
than 0.6 metres high from the back of the footway. If so, it must be should
be a maximum of 0.6 metres high for at least 1.5 metres from the back of
the footway to ensure the minimum pedestrian visibility splay of 1.5 metres
by 1.5 metres and also to improve sight lines for vehicles exiting the site.
Boundary walls along the northern perimeter of the site should be a
maximum of 0.6 metres at least 1.5 metres either side of each crossover.
The provision of 20 cycle parking spaces meets UDP requirements.
However, 1 space for 1 and 2 bed units and 2 spaces for 3 or more bed
units, in line with London Plan standards are recommended. Transport
would therefore welcome an increase in the number of cycle parking
spaces. The type of stands installed should allow both wheels and the
frame of the bicycle to be locked. The cycles should be kept in a covered
and secured and lockable compound.
Page 15 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
There are 4 existing dropped kerbs at the site and these will be replaced by
three new ones. The applicant is requested to contact be the Council's
Highways Department regarding the reinstatement of redundant crossovers
and widening of existing and construction of new crossovers. The applicant
may be required to enter into a S278 agreement with the council for any
works on the public highway.
Given that the site is in a residential road, a construction method statement
should be submitted by the applicant by way of a planning condition.
Transport would raise no objection to the proposal subject to :
1) an approved travel plan for the site prior to determination secured via a
S106 agreement
2) free car club membership for all occupants for 3 years
3) bespoke cycle training for residents and direct support for cyclists
4) revised parking and access layout
5) a contribution of £5,000 towards pedestrian safety improvements
A condition requiring a construction method statement.
Case Officer’s Response: It is acknowledged that the proposal provides a
shortfall in car parking provision. However, it is considered that some of
the mitigation measures proposed by the Transport Officer would go some
way to alleviate the potential issues generated. A travel plan can be
secured via a S106 agreement, as can a contribution towards car club
membership. However, it is considered that it is only justified to charge this
for the 10 units that do not have a car parking space provided. A
contribution towards pedestrian safety is also considered acceptable.
Some minor revisions to the car parking layout will be requested via a
condition on any permission.
Environmental
Services
(Refuse):
Concerns are raised with regard to the provision of refuse and recycling
storage proposed, and lack of space for additional storage.
Case Officer’s Response: It is considered that these concerns can be
addressed via a condition on any grant of permission.
Landscape
and Tree
Officer:
No objection.
Provided arrangements are in place to provide for on-site child play space
and s.106 legal agreement to secure financial contributions towards the
maintenance and upgrading of facilities at Cuckoo Park.
Conditions requiring the submission of details of on-site child play space,
hard and soft landscaping and boundary treatment are required.
Page 16 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
The tree report and plans for this development show the loss of 13 trees
including 1 street tree. Due to the species and locations within the site the
trees are considered to be of low value. Each only being affording a
BS5837 grading of C. To this end removal would be accepted, with a
replacement planting requirement of 1 for 1 to every on-site tree and 2 for 1
for the Council owned tree. The on-site replacements, are to be
accommodated in the landscape plan for the site, with a minimum size of
14cm and a maximum 20cm girth. The off-site trees to the rear of the site,
must be protected as set out in the Arboricultural impact assessment.
Case Officer’s Response: Conditions are recommended as discussed
above. No financial contributions are required, as the scheme has been
revised to ensure there is no shortfall in amenity space provision. Also,
child play space has been provided in excess of the requirement.
Environmental
Health
(Pollution
Control):
No objection, subject to conditions.
The proposal will bring new occupiers into contact with mixed noise from
local transportation (aircraft & traffic and local commercial). Mitigation
required (insulation of building envelope) to provide acceptable conditions
within the new dwellings, to standards laid down at the UDP and SPG10
(note site is within worse mode aircraft 1 day noise contour predicted for
2016 – 57dB).
The new dwellings will be affected by mixed noise of road traffic,
commercial sources, and aircraft noise from 5 terminals in use at Heathrow
airport at a contour level of worst mode one day equal to LAeq,16hr 57 dB
and Laeq,1hr 64dB. This will bring the dwelling within Category B noise
exposure, requiring noise mitigation measures as follows:
Details shall be submitted to the Local Planning Authority for approval
before the development is commenced, for the insulation of the building
envelope, with windows shut and other means of ventilation provided,
which will achieve the internal criteria for sensitive rooms, as specified in
Supplementary Planning Guidance 10, using the specified worst mode one
hour LAeq,1hr spectrum noise level. The details should also include the
provision of alternative means of ventilation in each room in accordance
with Authority’s criteria. The works should be completed before occupation
and permanently retained thereafter.
Case Officer’s Response: Conditions and informatives are recommended
as discussed above.
Housing:
Page 17 of 31
Policy 3.13 of the London Plan 2011 says that "affordable housing policy
requirements should be applied across all provision arising from sites
which have the capacity to provide 10 homes or more".
Planning Committee 26/09/2012
Schedule Items No.: 03
With respect to the number of affordable homes provided, under the UDP
Policy 5.2, 50% of housing provision should be affordable. On this basis, 414 Shakespeare Road should be providing 50% or 11 affordable units.
With respect to tenure mix of affordable provision, the LP2011 and the LBE
SHMA says that there should be a 60:40 split between rented and
intermediate housing. On this basis there should be 6 rented and 5
intermediate homes.
With respect to larger properties, the SHMA suggest that 50% of properties
for rent should be 3 bed+ and 15% should be 3 bed plus in the
intermediate homes. I note that 4-14 Shakespeare Road is providing a
100% private scheme with 4 x three bed homes. The SHMA recommends
that 40% of new market sector homes should be 3 bed and above. The
Shakespeare road scheme has 17% three bed plus homes.
As this scheme is not intending to provide any affordable housing, a
financial toolkit was submitted to demonstrate why this scheme cannot
provide 50% affordable homes. This toolkit was then independently
assessed at the applicant’s expense. The independent assessment of the
toolkit upheld the original financial viability assessment submitted by the
applicant.
Case Officer’s Response: Noted, and discussed in the report.
Education:
No objection subject to a S106 contribution towards education (£20,758).
Case Officer’s Response: It is recommended that this contribution be
included in a legal agreement for any grant of permission.
Access
Officer:
No objection.
The flats satisfy the Lifetime Homes Standards. There are two units that
satisfy the Wheelchair Housing Standards.
Case Officer’s Response: Noted.
Building
Control
Services
The head of the common stair should be provided with an opening vent
with an area of 1 m² operated from the ground floor entrance. This vent
could be provided as a roof light in the flat roof.
There should be vehicle access for fire brigade appliances to within 45 m of
all parts of the furthest dwelling. This distance should be measured from
the appliance along the path a fire hose would take through the staircase,
flat entrance door to the furthest part of the flat. If this cannot be achieved
then dry risers should be adopted.
Page 18 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Case Officer’s Response: These issues will be addressed under Building
Regulations approval. An informative has been added drawing this to the
applicant’s attention.
External Consultations
Hanwell and
Canals
Conservation
Area Panel:
Object to the loss of the existing houses, as believe they form an important
and harmonious part of the local street visual amenity, and that the
proposed development will be out of keeping with the local area.
Case Officer’s Response: These issues are discussed in the design section
below.
Ealing Civic
Society:
Object to the application as it is an overdevelopment which provides
inadequate parking and amenity space of the number of units proposed.
The PTAL is only 2 and reduced car parking provision is unacceptable.
The communal garden space is insufficient for the 18 flats that would
depend on it. The number of flats should be reduced to enable the rear
parking and garden space to be increased.
Case Officer’s Response: These issues are discussed in the design,
amenity and transport sections below, and were received prior to the latest
set of revised plans.
Thames
Water:
No objection.
Provide informatives with regard to water, wastewater and sewage.
Case Officer’s Response: Noted, and added as informatives.
London Fire
Brigade:
Information with regard to fire safety required.
Case Officer’s Response: Noted and added as informative.
Planning Policies:
National Planning Policy Framework (NPPF) (27th March 2012)
The National Planning Policy Framework sets out the Government’s planning policies for
England. The NPPF establishes a presumption in favour of sustainable development and
replaces a large number of national planning policy documents (Supplementary Planning
Documents and Supplementary Planning Guidance).
Technical Guidance to the National Planning Policy Framework (March 2012)
Page 19 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Development Plan
The Ealing Development Plan is comprised of the London Plan 2011, Ealing’s Development
(or Core) Strategy adopted 3rd April 2012 and part of the Ealing Unitary Development Plan
2004. The following policies of the Development plan are considered to be relevant to the
planning application:
London Plan (July 2011)
2.6
2.8
2.18
3.1
3.3
3.4
3.5
3.6
3.8
3.9
3.10
3.11
3.12
3.13
3.14
5.1
5.2
5.3
5.7
5.13
5.14
5.18
6.1
6.5
6.9
6.10
6.11
6.13
7.1
7.2
7.3
7.4
7.6
7.14
7.15
7.21
8.1
Outer London: vision and strategy
Outer London: transport
Green infrastructure: the network of open and green spaces
Ensuring equal life chances for all
Increasing housing supply
Optimising housing potential
Quality and design of housing developments
Children and young people’s play and informal recreation facilities
Housing choice
Mixed and balanced communities
Definition of affordable housing
Affordable housing targets
Negotiating affordable housing
Affordable housing thresholds
Existing Housing
Climate change mitigation
Minimising carbon dioxide emissions
Sustainable design and construction
Renewable energy
Sustainable drainage
Water quality and wastewater infrastructure
Construction, excavation and demolition waste
Strategic approach
Funding Crossrail
Cycling
Walking
Smoothing traffic flow and tackling congestion
Parking
Building London’s neighbourhoods and communities
An inclusive environment
Designing out crime
Local character
Architecture
Improving air quality
Reducing noise and enhancing soundscapes
Trees and woodlands
Implementation
Page 20 of 31
Planning Committee 26/09/2012
8.2
8.3
Schedule Items No.: 03
Planning obligations
Community Infrastructure Levy
London Plan 2011 - Supplementary Planning Guidance/Documents
Housing
Accessible London: achieving an inclusive environment
Sustainable Design & Construction
Providing for Children and Young Peoples Play and Informal Recreation
The London Housing Strategy
The Mayor’s Transport Strategy
The Mayor’s Biodiversity Strategy
The Mayor’s Energy Strategy
London Housing Design Guide (Interim Edition) (August 2010)
Adopted Development (or Core) Strategy (3rd April 2012)
1.1
1.2
2.1
2.10
5.5
6.1
6.2
6.3
6.4
Spatial Vision for Ealing 2026
Delivery of the Vision for Ealing 2026
Realising the potential of the Uxbridge Road/Crossrail Corridor
Residential neighbourhoods
Promoting Parks, Local Green Space and Addressing Deficiency
Physical Infrastructure
Social Infrastructure
Green Infrastructure
Planning Obligations and Legal Agreements
Ealing Unitary Development Plan ‘Plan for the Environment’ (Saved Polices)
1.10
2.1
2.5
2.6
2.9
2.10
3.8
4.1
4.2
4.3
4.4
4.5
4.11
5.2
5.3
5.4
5.5
Legal Agreements and Partnerships
Environmental and other Sustainability Impacts
Water - Drainage, Flood Prevention and Environment
Air Pollution and Quality
Energy
Waste Minimisation and Management
Biodiversity and Nature Conservation
Design of Development
Mixed Use
Inclusive Design – Access for All
Community Safety
Landscaping, Tree Protection and Planting
Noise and Vibration
Affordable Housing
Lifetime Homes and Wheelchair Housing
Range of Dwellings Sizes and Types
Residential Design
Page 21 of 31
Planning Committee 26/09/2012
5.6
9.1
9.8
9.9
Schedule Items No.: 03
Small Dwelling Sizes and Types
Development, Access and Parking
Low Car Housing and City Car Clubs
Highways and Traffic management
Supplementary Planning Documents
SPD 1
SPD 2
SPD 3
SPD 7
SPD 9
SPG 1
SPG 2
SPG 3
SPG 4
SPG 7
SPG 8
SPG 9
SPG 10
SPG 13
SPG 20
SPG 21
Affordable Housing
Community Facilities
Low Car Housing in Controlled Parking Zones
Car Clubs
Legal Agreements, Planning Obligations & Planning Gain
Sustainability Checklist
Water, drainage and flooding
Air quality
Refuse and Recycling Facilities
Accessible Ealing
Safer Ealing
Trees and Development Guidelines
Noise and Vibration
Garden Space
Sustainable Transport: Transport Assessments
Sustainable Transport: Green travel Plans
Reasoned Justification:
This proposal has been assessed against the relevant local, regional and national policies
and guidance identified in the Planning Policy section above. The key considerations in the
assessment of the planning application are:










The principle of the proposed development
Affordable Housing
The residential mix and density of the proposal
The proposed living environment for future occupiers
The layout, design and appearance of the proposal
The impact of the proposal the amenity of nearby properties
The impact of the proposal on traffic and highway safety
Noise and pollution
Sustainability
Planning obligations and Mayor’s Community Infrastructure Levy
Principle of the development
The site lies within a designated Residential Area. Increasing the stock of housing is an
important strategic objective for Ealing and the re-use of already developed sites for
residential development is broadly supported. The proposal would result in the demolition of
Page 22 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
existing vacant residential properties (nos. 4, 6, 12 & 14) and a residential care home for the
elderly (nos. 8-10). London Plan policy 3.14 (Existing housing) directs planning authorities
to resist the loss of existing housing, unless replaced at existing or higher densities. The
replacement development would increase the residential density of the site and would meet
the requirements of this policy.
As noted above, 8-10 Shakespeare Road was formerly occupied as a residential care home
for the elderly though it is now vacant. London Plan policy 3.16 (Protection and
enhancement of social infrastructure) directs local planning authorities to assess the
suitability of redundant social infrastructure for which there is a defined need in the locality
before alternative developments are considered.
The Council's Housing Department have undertaken a review of the Sheltered Housing
Service and in particular the provision of sheltered and older person housing in the borough.
The review is completed and findings have been presented to Council's Cabinet in July
2011. The report identifies that Ealing’s total provision of sheltered housing exceeds need
or demand, with consequent problems of long-term vacancies and hard to let properties.
There is no defined need for this form of housing in the locality and consideration of
alternative development of this site is therefore appropriate.
As such, it is considered that the principle of additional dwellings in this area is not
unacceptable in principle, subject to compliance with the aims and objectives of the relevant
Development Plan policies and Supplementary Planning Guidance/Documents.
Affordable Housing
The proposal meets the London Plan threshold for the provision of affordable housing.
However, the proposed units would be let on the open market and would not be affordable
housing. As this scheme is not intending to provide any affordable housing, a financial
viability toolkit assessment was submitted to demonstrate why this scheme cannot provide
50% affordable homes. This toolkit was then independently assessed at the applicant’s
expense. The independent assessment of the toolkit upheld the original financial viability
assessment submitted by the applicant.
Two previous schemes of the applicants’ were approved for 8 units at Tennyson House and
2 units at 21 Greenford Avenue. It should be noted that Tennyson House was considered
as an affordable housing scheme at the Planning Committee, however, as it was below 10
units no S106 agreement was completed to secure the housing as affordable. The
applicant has offered to provide this as off-site affordable housing for this proposal, and as
there is currently no mechanism in place to secure that site as affordable housing, it is
considered an acceptable contribution towards this proposal. As such, it is recommended
such a clause be included in any S106 agreement.
Page 23 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Residential mix and density
London Plan policies 3.4 and 3.5 promotes high quality inclusive design that maximizes the
potential of sites whilst respecting local context. Density is only an indicative measure of the
scale and intensity of a development. In the assessment of a planning application the
Council will place greater emphasis on the quality of the environment to be created for
prospective and existing residents, the compatibility of the proposal within the existing
character of the area, and the transport impact of a proposal.
The site area is 1665m2 which is equal to 0.1665 ha and which gives a density of 132
dwellings per hectare based on 22 units and 384 habitable rooms per hectare based on 64
habitable rooms. The Public Transport Accessibility Level (PTAL) on this site is 2.
The site is located within a suburban area as defined by the London Plan. Suburban areas
are areas with predominantly lower density development such as, for example, detached
and semi-detached houses, predominantly residential, small building footprints and typically
buildings of two to three storeys.
Table 3.2 of the London Plan indicates that on suburban sites with a Public Transport
Accessibility Level of between 2-3 the acceptable density range will be 50-95 units per
hectare and 150-250 habitable rooms per hectare. The quantum of proposed development
exceeds this guideline. However, it is considered that density is only one aspect of a
development to be assessed when determining the acceptability or otherwise of a
development. The size and shape of the plot and the design of the building allows for an
efficient use of the land available. It is considered that the higher density does not
compromise the quality or internal size of the units offered and is therefore considered to be
acceptable in this instance.
Policy 5.4 of the UDP encourages a range of housing sizes to reflect local housing need
and promote a balanced community. The proposal provides 22 units comprised of 6 x 1bed, 13 x 2-bed and 3 x 3-bed flats. It is considered that this provision would serve an
identified need in the borough for a mix of units.
Living environment for future occupiers
Internal layout
Table 3.3 of the London Plan 2011 identifies a minimum unit size based on the number of
occupants. The proposed flats are a mixture of sizes, which require different minimum floor
sizes. All proposed flats meet the required size, as demonstrated in the table below:
Page 24 of 31
Planning Committee 26/09/2012
Unit
Bedrooms
Occ.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
3
2
2
1
2
2
2
1
2
2
1
1
2
1
2
2
2
1
2
2
3
3
5
4
3
2
3
4
3
2
3
3
2
2
3
2
3
4
3
2
3
4
4
5
Schedule Items No.: 03
Proposed net
floor area (m²)
104.2
86
61.9
50.5
62.8
81.8
66.5
53.9
61.2
73.85
58.99
53.4
62.8
50.5
61
78.3
61.2
53.5
62.57
71.1
86.7
99.4
London
Plan (m²)
86
70
61
37
61
70
61
50
61
61
50
50
61
37
61
70
61
50
61
70
74
86
Net floor area
complies?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The internal layout and circulation spaces of the proposal are considered satisfactory. The
proposed rooms are generally in accordance with the recommendations of the Mayor of
London’s Interim Housing Design Guide. The majority of units are all dual aspect, and all
rooms would have sufficient access to daylight and sunlight. As such, it is considered that
an acceptable living environment would be created for future occupiers.
Disabled Access, Lifetime Homes and Wheelchair Housing
Policy 5.3 and SPG7 requires all new developments to comply with Lifetime Homes
Standards, with 10% of the units being accessible or easily adaptable to wheelchair
standards. All of the houses have been designed to comply with the requirements of the
Lifetimes Homes Standards and two of the units are to wheelchair standard.
Amenity space
The table below demonstrates the amenity space provision proposed for the development:
Page 25 of 31
Planning Committee 26/09/2012
Unit
Schedule Items No.: 03
Habitable Required amenity area
Rooms
1
4
2
3
3
3
4
2
5
3
6
3
7
3
8
2
9
3
10
3
50m2 (or 15m2 as part
11
2
of communal) – from
12
2
SPG13
13
3
14
2
15
3
16
3
17
3
18
2
19
3
20
3
21
4
22
5
Communal amenity space proposed: 318m2
Proposed amenity
space
50m2
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
16.7m2 communal
52m2
50m2
Complies?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The three 3-bed units would be provided with garden space in excess of 50m 2, which
complies with SPD13. As such, there would be 19 units without private amenity space.
However the communal amenity space proposed at 318m 2 would meet the requirements of
SPG 13 (19 units x 15 area of communal amenity space per unit = 285m 2 communal space
required).
Children’s Play Space
The requirement for Children’s Play Space is calculated using the Mayors SPG on
playspace. The following table calculates the child yield, (the Mayors SPG states that the
requirement for provision of play space for children under the age of five may be discounted
in relation to houses with private gardens in assessing play requirements):
Market
Total
Page 26 of 31
No. of Units
6 x1 bed
13 x2 bed
3 x3 bed
22 units
Child Yield Factor
0.11
0.11
0.48
Number of Children
0.66
1.43
1.44
3.53
Planning Committee 26/09/2012
Schedule Items No.: 03
However, as units 1, 21, and 22 are provided with adequate private amenity space (all three
of the units are 3 bedroom units), they are excluded from the child yield, giving a child yield
of 2.09.
The following table breaks down the child yield by age group using the age group
percentages given within The London Plan SPD ‘Providing for Children and Young People’s
Play and Informal Recreation’ (2008). This table also discounts the 0-4-child yield for the
units with private amenity space.
Child Yield
Private
3.53
Sum Total
Child yield of the
1.44
ground floor units with
access to private
amenity space
Revised child yield
Age Groups
(% total)
0-4 (59%)
5-10 (27%)
11-15 (14%)
0-4 (59%)
Child Yield by Age Group
(no. of children)
2.0827
0.9531
0.4942
3.53
0.8496
2.6804
The London Plan SPD states that 10m2 of external play space is required per child giving a
total requirement for a 26.804m2 of play space on the site. 35m2 of children’s play space
would be provided on site.
Layout, Design, Appearance
The development would be laid out with the appearance of three pairs of semi-detached
dwellings to reflect the existing pattern of development within the street. The block would
be a two storey building with living accommodation at roof level. The design, height and
siting of the proposal is intended to be similar to the existing buildings on the site. The
‘pairs’ would then be linked by metal clad stairwells to provide a three-storey block. This
linking increases the overall scale of the building over the existing buildings. The building
would have a maximum height of 10.5 metres at roof-storey level.
The building would be of tradition design, and would appear two-storeys in height, with the
third storey contained within the roof space. The external facade of the building would
comprise two basic materials, a red brick for the ground floor and white render for the first
floor of the building. Clay tiles would be used for the roof, and grey metal cladding would
line the entrance stairwells.
UDP policy 4.1 requires that development provide a suitable relationship with its
surroundings. UDP policy 5.5 requires that development respect the character of the area. It
is considered that the layout of the development is consistent with UDP policies 4.1 and 5.5.
Page 27 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
The existing site is run down and in a poor condition. This proposal provides an opportunity
to address and improve the dilapidated appearance of the site. In light of the above, it is
considered that the proposed development would be of a size, design and position, which
would respect the character and appearance of the subject site and its surrounding and as
such is considered acceptable.
Crime Prevention
UDP policy 4.4 and Supplementary Planning Guidance 8 ‘Safer Ealing’ seek to ensure that
new development is only permitted where the layout and design is based on the promotion
of a safe and secure environment. It is recommended a condition be imposed on any
consent to ensure the scheme is constructed to the requirements of Secured by Design.
Refuse and recycling storage
UDP policies 2.1, 2.10, 4.1 and 5.5 seek to ensure that appropriately designed bins and
enclosures are provided in conjunction with new buildings and other development, so that
materials which are no longer required can be stored pending collection for recycling or
disposal. SPG 4 provides guidance on suitable refuse and recycling design standards.
The development would provide two main refuse storage areas to the front of the site, with
the ground floor units having their own bin stores. It is recommended that full details of the
refuse and recycling storage areas and the management of these be secured by condition.
Impact on amenity and surrounding uses
UDP policy 4.1 states that the Council will only approve development that respects current
standards of safety, natural light, health, privacy and freedom from traffic nuisance,
disturbance or visual intrusion in relation to neighbouring land uses. Policy 5.5 seeks to
ensure that developments provide good living conditions for residents.
The site is well separated from all the adjoining properties, with the nearest property, and
nearest window being approximately 12 metres from the proposed development. The
proposal would not result in an increase in height significantly higher than the buildings on
the site, and the additional bulk would not impact on the light received by neighbouring
properties. Given the site’s layout, and separation from neighbouring properties, it is
considered that there would be no material loss of daylight or sunlight as a result of this
proposal.
The nearest properties are to the west of the site, and are at approximately 12 metres from
the site. Given that dwellings already exist in the outlook of these properties, and the
proposal does not result in a significant height increase over the existing buildings, it is
considered that the additional bulk would not exacerbate any enclosure impacts on these
properties to an unacceptable level. The development would adjoin the flank wall of the
property to the east (number 16), and would not impact on the outlook of this property. The
proposal would be located over 25 from the properties to the south, and as such would not
Page 28 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
impact on the outlook of those properties. To the north, the properties are located across
the road, and given the proposal follows a similar building line than the existing properties,
there is not likely to be any loos of outlook to these properties. As such, it is considered that
the proposed development, within the context of a built up urban environment, would not
cause significant harm to the amenity of neighbouring residents in terms of overbearing or
loss of outlook.
In addition, it is considered that the new building would create a more pleasant outlook than
the existing dilapidated buildings. As such, it is considered that the proposed development,
within the context of a built up urban environment, would not cause significant harm to the
amenity of neighbouring residents.
Although the properties to the west are relatively close to the subject site, the elevations
facing the west only contain obscured glazed windows, so there would be no overlooking
toward the properties to the north. The separation to the south is over 25 metres, and the
eastern flank wall contains secondary windows that face onto a flank wall. As such, it is
considered that there would be no loss of privacy resulting from the proposal.
Overall, although it is noted that the proposed building may create some impacts on the
outlook of neighbouring properties, the benefits of the proposed building in terms of
appearance, safety/security, and general amenity, would outweigh the impacts of the
scheme in this instance.
Traffic, Transport and Servicing
UDP policies 9.1 and 9.9 seek to ensure that planning permission is only granted for
development that ensures traffic safety. The site is on a local road, not within a CPZ and
has a PTAL rating of 2. There is evidence of parking stress in the area, and vehicles park
on both sides restricting the carriageway to one running lane. As a result, drivers have to
pull in and wait for oncoming vehicles to pass before proceeding and this creates a
bottleneck which causes delays during the morning and evening peak period.
The site has poor public transport accessibility (PTAL 2). It is acknowledged that the
scheme provides a shortfall of car parking spaces given the low PTAL rating. The Council’s
Transport Officer has stated that the proposed provision of 12 spaces for 22 flats equates to
a ratio of 0.55 space per unit which is not considered adequate, given the level of on street
parking stress and low PTAL of the site. However, the disabled parking provision specified
in the council's UDP is met by the provision of proposed provision of 2 disabled bays.
The Council’s Transport Services would only consider a parking provision of less than one
space per unit at this site acceptable if it is accompanied by a robust travel plan, free car
club membership for all occupants for a minimum period of 3 years. The travel plan must
include measures to discourage car ownership and incentives for residents who do not own
a car together with measures to directly support residents who cycle. However, as 12
spaces are provided for 22 flats, it is considered that a car club membership would be
justified for the units that do not have a car parking space.
Page 29 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
They have no further objection to the proposed scheme, subject to the applicants entering
into a Section 106 agreement improving pedestrian safety in the vicinity, and into a S278
agreement to undertake works to the roadway. Two of the parking spaces require
modification to ensure they are usable, and it is recommended a condition be imposed on
any grant of permission to ensure this.
It is considered that the applicants should seek to provide future occupants of the scheme
that would not have access to a car parking space with membership to a local car club.
This would assist with the development achieving sustainable transport. This facility could
be secured via Section 106 Agreement and it is considered that a three-year free
membership would be acceptable. A travel plan should also be secured via a S106
agreement to further assist with the reduction in vehicle movements generated by the
development.
The required number of cycle parking spaces for the development is 22. The applicant has
provided in accordance with this requirement, which is considered acceptable. This would
be secured via a condition on any grant of permission.
It is therefore considered that the proposed parking, servicing and access arrangements
would accord with the council’s parking standards and the aims and objectives of UDP
policies 9.1, 9.8 and 9.9 and SPD 3 and 7.
Noise and Pollution
The proposal is considered to introduce a number of new residents to an area that is
exposed to traffic and aircraft noise. As such, it is recommended a condition be imposed
requiring details of noise insulation for the development to ensure the amenity of future
residents is maintained.
As the proposal is for residential use, there is not likely to be any significant increase in
noise over and above that already experienced in a residential area. Construction noise
and other nuisance would be controlled by the Council under separate legislation, and a
condition on any grant of planning permission would require a construction method
statement to be submitted.
Sustainability
London Plan policy 5.2 requires a 25% reduction in CO2 emissions from on-site renewable
energy generation (unless otherwise stated that such provision is not feasible). In terms of
renewable energy technology, the proposed scheme would include Photovoltaic cells to
provide electricity and internal energy efficiency measures.
The Energy Statement submitted provides the calculations to help demonstrate that a
25.2% reduction in C02 emissions can be achieved. As such, it is recommended that an
appropriate condition be attached to the permission to ensure that full details of the
renewable energy technology to be incorporated in the scheme be implemented.
Page 30 of 31
Planning Committee 26/09/2012
Schedule Items No.: 03
Planning obligations/Mitigation of the Implications of the Development
In accordance with policy 1.10 of the Ealing UDP and policies 8.2 and 8.3 of The London
Plan 2011, mitigation measures are being sought towards education, off-site affordable
housing, a viability review clause, car club contributions, pedestrian safety improvements, a
travel plan, and highways works which would be secured via a S106 legal agreement.
Community Infrastructure Levy
In addition to S106 contributions and other requirements, the Mayor’s Community
Infrastructure Levy (CIL) was adopted on 1st April 2012. This has introduced a charging
system within Ealing of £35 per square metre of gross internal floor area to be paid to the
GLA to go towards the funding of Crossrail. This application is CIL liable, and the sum
calculated for this application based on the floor area proposed is £55,631.45.
Conclusion:
In reaching this decision, specific consideration was given to the principle of the proposed
development, the residential mix and density of the proposal, the proposed living
environment for future occupiers, the layout, design and appearance of the proposal, the
impact of the proposal the amenity of nearby properties, traffic and highway safety, trees
and landscaping, noise and pollution, and sustainability. It is considered, that subject to
appropriate safeguarding conditions and a S106 legal agreement, and having considered all
objections/comments received from interested parties to date and all relevant policy
guidance, the proposal would comply with the relevant policies of the development plan. It is
recommended that planning permission be granted.
Human Rights Act:
In making your decision, you should be aware of and take into account any implications that
may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public
authority such as the London Borough of Ealing to act in a manner, which is incompatible
with the European Convention on Human Rights.
You are referred specifically to Article 8 (right to respect for private and family life), Article 1
of the First Protocol (protection of property). It is not considered that the recommendation
for approval of the grant of permission in this case interferes with local residents’ right to
respect for their private and family life, home and correspondence, except insofar as it is
necessary to protect the rights and freedoms of others (in this case, the rights of the
applicant). The Council is also permitted to control the use of property in accordance with
the general interest and the recommendation for approval is considered to be a
proportionate response to the submitted.
Page 31 of 31