Application Number:19/P1676                  Ward: Dundonald

Officer Recommendation: Grant Permission subject to conditions and S106 legal agreement

PAC Resolved that Application 19/P1676 is: Refused Planning Permission. Reasons will be detailed in the Minutes

Proposal: Scheme A - demolition of existing buildings and redevelopment of site to provide  office space and residential units in buildings of two to six storeys, comprising 118 self-contained flats, car and cycle parking, vehicle access, landscaping, plant and associated works. 

The Committee noted the officer’s report and presentation and additional information in the Supplementary Agenda- Modifications.

In reply to Members Questions Officers made point including:

·         The Council commissions external viability experts to assess the viability of proposed schemes. Costs, the financial environment and other factors can change with time which will influence the viability. A previous application for this site did provide affordable housing but the viability assessment for this proposal concludes that this scheme cannot support any affordable housing. A clawback mechanism is proposed so that viability can be reassessed in the future.

·         The previous application was ‘build to rent’

·         The Housing Mix of the Scheme is not supported by the Housing Officer. Given the move away from prescribed housing mix figures in the emerging London Plan and the applicants arguments Planning Officers consider the failure to provide three bedroomed units is justified

·         There is a formula for calculating play space which depends on the ‘child yield’ of a scheme. This is influenced by the amount of affordable housing. As this scheme has no affordable housing the amount of play space provided, whilst considerably less than the previous scheme, meets requirements the requirements of the housing mix of the scheme.

Members commented on the application and expressed concern about:

·         The loss of three bedroomed units, against the Housing Officers advice

·         The sustainability of the development, the Climate Change Officer described it as fairly compliant, but Members would expect better than this.

·         The development should be permit free, in line with TfL advice

·         Loss of children’s play space, by departing from the previous housing mix the scheme is less child friendly

·         Overdevelopment of the site, it expands on the previously allowed scheme, and has a higher density

·         Concerns regarding Trees on site, and their replacement

A motion to refuse was proposed and seconded. This was agreed by a vote

RESOLVED

The Committee voted to:

1.      REFUSE Planning Permission for the following reasons:

·         Inappropriate housing mix, specifically the lack of 3 bedroomed units, with reference to the LBM Housing Officers comments at 7.3.11 and 7.3.12 of the Officers Report

·         Sustainability credentials not satisfactory, with Reference to the LBM Climate Change Officers comments at 5.8 of the Officers Report

2.       DELEGATE to the Director of Environment & Regeneration the authority to make any appropriate amendments in the context of the above to the wording of the grounds of refusal including references to appropriate policies