Application number: 17/P1718  Ward: Ravensbury

Officer Recommendation: Grant Outline Planning Permission subject to s106 legal agreement and conditions.

Proposal:

Outline planning application (with layout, scale and access for approval, expect in relation to parameter plans for height) for the regeneration of the Ravensbury Estate (on land to the west of Ravensbury Grove) comprising the demolition of all existing buildings and structures; erection of new buildings ranging from 2 to 4 storeys providing up to 180 residential units (C3 Use Class); provision of replacement community centre (up to 160 sqm of Use Class D1 floor space); provision of new public realm, landscaping works and new lighting; cycle parking spaces (including new visitor cycle parking) and car parking spaces, together with associated highways and utilities works. Landscaping works are also proposed to the east of Ravensbury Grove and along Hengelo Gardens.

The Committee noted the officer’s report, the Supplementary Agenda – Additional Information and the Supplementary Agenda – Modifications. Officers drew Members’ attention to the revised overarching and estate specific heads of terms contained in the Supplementary Agenda – Modifications.

The Committee received an introductory presentation from  Officers, and verbal representations from an objector, the Applicant  and The Cabinet Member for Environment Regeneration and Housing

Christopher Holt, speaking on behalf of the Ravensbury Grove residents made points including:

·         Majority of residents are against this development. It is over densification

·         The area is a Flood Area, the Environment Agency cannot afford to object. Increasing the footprint will increase the possibility of flooding

·         At four storeys high the  massing is unacceptable.

·         This application will reduce the quality of Ravensbury Village

Paul Quinn, Director of Merton Regeneration, Clarion Housing Group, made points including:

·         The Orlit homes were declared deficient in1984, Clarion want to replace them with high quality homes

·         50% of the homes provided will be affordable

·         There have been 13 consultation events with residents

·         The development received a ‘green’ from the Design Review Panel

·         None of the proposed buildings are higher than the current Ravensbury Court building

·         The proposed buildings will be brick built, respect heritage, and will be sustainable

·         Flood measures are in place

·         Parking levels will accord with London Standards

Officers made the following points in answer to the objectors comments:

·         600 consultation letters were sent out, and the consultation time was extended,  5 replies were received

·         Flood risk has been an important consideration, and new properties have been designed to be above ground and to cope with surface flood water via a void system. Sustainable Urban drainage schemes are planned across the site, the Environment Agency are satisfied with these arrangements. Full details are in the Officer’s report

Councillor Martin Whelton made comments including:

·         Welcome this development as the sub-standard Orlit homes need to be replaced

·         Reassured by view of the Environment Agency

·         No evidence to say that residents are opposed to this development when only 5 representations were received

The Committee discussed the application under the following headings:

Principle of Development and Land Use

Members asked about the timescale and if it was in line with development at High Path? Officers replied that Phase 1 should start this year and the overarching Heads of Terms require a reasonable timescale

Members commented that this development will change the character of the Ravensbury Estate but the Orlit homes do need replacing with high quality new homes

Affordable Housing and Viability

One Member commented that the provision of 50% affordable housing was unacceptable because there was only a small gain in affordable housing once all existing tenants had been reprovided with new homes. Officers replied that viability was covered in the Heads of Terms and that Officers would work with the developer with a view to increasing the level of affordable homes

Design and Heritage

Members asked about the heights of the proposed buildings in relation to the existing Ravensbury court and the Grade II listed Ravensbury Mill, and noted that there are current buildings that are 4 storeys with a pitched roof, and that the proposal will replace 2 and 3 storey homes with 3 and 4 storey blocks. This will mirror and balance the existing heights. Members also noted that some of the increased height would be in response to the flood risk concern. flooding.

Members noted that overall the DRP had given the development a green light, with a total of 8 greens out of a possible 12. Amber scores were given to landscaping, refuse/recycling facilities, local amenities, and these were areas that could be further improved.

Open Space and Biodiversity

Members commented on the possibility of a foot bridge over the River Wandle and said that this was a contentious and potentially expensive proposal. Officer asked  Members to note the revised Heads of Terms in the Supplementary Agenda – Modifications which made the developer responsible for funding an assessment of  the possibility of such a footbridge. If the construction of this bridge where to go ahead details of the developers financial contribution would be set out in the S106 agreement, but that this would be determined at the reserved matters stage.

Parking and Transport

Members commented that although the number of units was doubling  the proposed number of parking spaces was only very slightly greater than the current number. Officers replied that the proposal will achieve a good level of parking on site. Members noted that details of cycle storage will form part of the reserved matters application.

Flood Risk

Members asked when was the last recorded incidence of flooding on the estate, but Officers reported that following conversations with residents there had not been any recent flooding to report.

RESOLVED

The Committee voted to GRANT Outline Planning Permission subject to any direction from the Mayor of London, any direction from the Secretary of State, the completion of a S106 agreement and conditions