Application Number: 19/P1852                  Ward: Abbey

Officer Recommendation: GRANT Planning Permission subject to conditions

PAC Resolved that Application 19/P1852 is:

Granted Planning Permission subject to Conditions

Proposal: Application for approval of reserved matters (scale, layout, access, landscape and appearance) (phase 2) following outline permission 17/P1721 for the comprehensive phased regeneration of high path estate comprising demolition of all existing buildings and structures; erection of new buildings ranging from 1 to 10 storeys max, providing up to 1570 residential units (C3 use class); provision of up to 9,900 sqm comprising of use class A1 and/or A2, and/or A3 and/or A4 floorspace, including flexible work units (use class B1), use class D1 (community) and use class D2 (gym).

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

The Committee received a verbal representation from two local residents who raised  objections including:

·         Residents of the Estate object to the application on the grounds of appearance – the colours proposed are unacceptable

·         The applicant needs to ensure that the most sustainable building materials used to ensure that  carbon emissions are as low as possible,

·         The applicant needs to ensure that the London Plan requirements for sustainability and carbon emissions are met

·         The applicant should optimise the use of natural building material and energy saving materials

·         Objectors are concerned about the provision of toilet facilities in flats. One toilet within the bathroom of the 4, 6 and 7 person flats is not adequate, and will cause potential lack of hygienic facilities to residents

·         One bathroom is not enough, these flats require a second bathroom and this was raised during the public consultation.

·         There is concern that these facilities will be inadequate if future landlords are unscrupulous and allow the properties to be over occupied

The Committee received a verbal representation from the Applicant who made points including:

·         Clarion has worked with local residents and LBM to deliver 700 new social rented homes, with infrastructure, green space and 2000 private homes

·         This application is for 130 homes, 82% of these will be socially rented with the remainder replacing homes of other current residents

·         All will be tenure blind with no separate entrances

·         All units will have underfloor heating, and once phase 3 is built, this will be powered by a low carbon central heating system.

·         Dual aspect units are maximised, the single aspect units have wide frontages and floor to ceiling windows are north facing

·          There will be a courtyard of 200m²

·         5 category C trees will be removed and replaced by 27 specific semi-mature trees

·         There will be an underground refuse system

·         A Construction Management plan has been developed that ensures that residents are disturbed as little as possible

·         Current residents will be offered a new home that is at least as large as their current home.

In reply to the Objectors comments the Senior Estate Planning Officer made comments including:

·         The proposed materials to be used on all external faces of the development are considered acceptable and samples of these materials are to be submitted to officers, by condition, prior to construction

·         The applicant has submitted an Energy Strategy which has been agreed by the Council’s Energy and Sustainability Officer.

·         The development meets all policy and legislative requirements for sustainability

·         The Standard of accommodation proposed, which includes the provision of bathrooms, has been assed and meets the requirements of the Mayors Housing SPG 2016. Therefore the provision of bathrooms is considered to be policy compliant

In reply to Member’s questions Officers made comments including:

·         The entire scheme has been tested by Officers against the Space and amenity standards of the London Plan and all units meet the space standards

·         All units receive acceptable levels of daylight and sunlight and therefore meet BRE (Building Research Establishment) guidelines.

·         There are 31 single aspect units but they all have an active frontage with floor to ceiling large windows to maximize light entry. All these units have been designed to ensure that light  levels meet standards

·         All habitable rooms receive adequate daylight and sunlight but some   non-habitable rooms (e.g. hallways) may not

·         Electric car charging points will be provided and are covered by the S106 agreement

·         The application includes  conditions covering sustainable energy, including solar panels.

·         The waste collection system will be designed by expert, and the implementation of this system is included in the S106 agreement

·         The majority of the larger units will allocated as affordable. All the affordable units will be dual aspect and will have amenity space

·         The provision of toilets and bathrooms in all units is policy compliant, and meets the requirements of the London Space standards

·         The trees to be removed are on Pincott Road and Abbey Road. There is an arboriculture condition which covers the replacement of these trees with more suitable trees, and this will be overseen by the Council’s Tree Officer.

·         The parking spaces will be allocated on a like-for-like basis. The Houses will retain their parking spaces. There will be designated spaces for wheelchair users. There will be free for all street parking.

Members made comments including:

·         Two members  expressed concerns about the bathroom provision in the larger units

·         One member expressed concerns about the rooms that do not meet minimum light requirements

·         Other members expressed support for the scheme and reminded the Committee what the Planning Officer had said; that the provision of bathrooms is policy compliant and it is only some non-habitable rooms that do not meet minimum light standards

RESOLVED

The Committee voted to GRANT Planning Permission subject to conditions