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LONDON BOROUGH OF BARNET
HENDON AREA
PLANNING AND ENVIRONMENT COMMITTEE
30 November 2005
Agenda Item 12
Report of the Head of Planning
BACKGROUND PAPERS – GENERAL STATEMENT
The background papers to the reports contained in the agenda items which
follow comprise the application and relevant planning history files, which may
be identified by their reference numbers, and other documents where they are
specified as a background paper in individual reports. These files and
documents may be inspected at:
HENDON AREA OFFICE
Barnet House
1255 High Road
Whetstone
London N20 0EJ
Contact Officer: Mrs Vivian Bell, 020 8359 4672
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HENDON AREA PLANNING AND ENVIRONMENT COMMITTEE
DATE:30 November 2005
INDEX TO THE REPORT OF THE HEAD OF PLANNING
______________________________________________________________
W01506H/05
Burnt Oak
86-89
Woodcroft Primary School, Goldbeaters Grove, Edgware, Middlesex, HA8
0QF.
Construction of single storey corridor extension and new two-storey lift
enclosure. Addition of dormer to roofslope to provide separate lift enclosure.
APPROVE SUBJECT TO CONDITIONS
______________________________________________________________
W00198AQ/05
Colindale
90-102
Land at former RAF East Camp Site, Aerodrome Road, Grahame Park Way,
London, NW9.
Reserved matters application seeking approval for design, external
appearance and landscaping in relation to the third phase (Block E)
comprising 309 residential units pursuant to Condition 6 of outline planning
permission W00198AA/04 for the redevelopment of the site approved 8th April
2005.
APPROVE
______________________________________________________________
W13463K/05
Edgware
103-105
Oaktrees B Site, Grendon Lodge, Knightswood Close, Edgware, Middlesex,
HA8 8FR.
Variation of Condition 2 of planning permission reference W13463A/04 to
remove reference to "8 of the car-parking spaces being marked out shall be
provided solely for the use of residents of 1-8 Knightswood Close".
APPROVE
______________________________________________________________
83
W14141A/05
Mill Hill
106-111
7 Birkbeck Road, London, NW7 4BP.
Two-storey side extension, single storey rear extension, conversion of
property into 2 self-contained flats.
______________________________________________________________
W00560MF/05
West Hendon
112-116
BRENT CROSS SHOPPING CENTRE MANAGEMENT OFFICES, BRENT
CROSS SHOPPING CEN, Prince Charles Drive, London, NW4 3FP.
Roof top extension for retail and storage purposes and associated works to
unit C1. Relocation of plant room.
______________________________________________________________
W00560LZ/05
West Hendon
117–130
Land adjacent to Fenwick, Brent Cross Shopping Centre, Prince Charles
Drive, London, NW4 3FP.
Variation of Condition 1 of planning permission ref W00560GN for the erection
of a multi-storey car park and associated works on the land to the east of
Brent Cross Shopping Centre to allow a further 5 years for the consent to be
implemented.
______________________________________________________________
84
WA0291/05
Adjoining Borough
131-135
Royal National Orthopaedic Hospital, Brockley Hill, Stanmore, Middlesex, HA7
4LP.
Outline: Partial redevelopment for new hospital and facilities, housing (incl.
staff) revised road junction. Parking and open space (site with a Tree
Preservation Order).
NO OBJECTION
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LOCATION:
Woodcroft Primary School, Goldbeaters Grove,
Edgware, Middlesex, HA8 0QF.
REFERENCE:
W01506H/05
WARD:
APPLICANT:
PROPOSAL:
Received:
Accepted:
Burnt Oak
Expiry:
Final Revisions:
London Borough of Barnet
27 Sep 2005
1 Nov 2005
27 Dec 2005
Construction of single storey corridor extension and
new two-storey lift enclosure. Addition of dormer to
roofslope to provide separate lift enclosure.
RECOMMENDATION:
1. This development must be begun within three years from the date of
this permission.
Reason:
To comply with Section 51 of the Planning and Compulsory Purchase
Act, 2004.
INFORMATIVE(S):1. The plans accompanying this application are:- PD20< DP21, DP22A,
PD23, PD24, SO2
2. The reason for this grant of planning permission or other planning
related decision is as follows:
i) The proposed development accords with strategic planning guidance
and policies as set out in the Mayor's London Plan (published 10
February 2004) and the Adopted Unitary Development Plan/Revised
Deposit Draft Unitary Development Plan except where material
considerations indicate otherwise and the following polices are relevant:
Adopted Barnet Unitary Development Plan (1991): G1, T1.1, T3.1
Unitary Development Plan Revised Deposit Draft Modifications,
approved 28th June 2005, GBEnv1, GBEnv2, , D1-D2, CS4, HC1
ii) The proposal is acceptable for the following reason(s): The proposed development would not be detrimental to neighbouring
residential or visual amenity, would be in keeping with the character of
the existing building and accords with all the following policies.
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1.
MATERIAL CONSIDERATIONS
(a)
Adopted UDP (1991):
G1, T1.1, T3.1.
Revised Deposit Draft UDP (2001): GBEnv1, GBEnv2, D1-D2, CS4, HC1.
(b)
Relevant Planning History W01506E - Demountable classroom to give additional teaching space –
Approved 1985.
W01506F/02 - Replacement of windows. – Approved 29-08-2002
W01506G/05- Construction of two covered walkways – Approved
September 2005
(c)
Consultation and views expressed:
Neighbours Consulted:
2
26
Replies:
0
PLANNING APPRAISAL
Subject site and surrounding area description
The application site is Woodcroft Primary School, which is located within the
Watling Estate Conservation Area, on the western side of Goldbeaters Grove
near to the junction with Watling Avenue. The site adjoins the rear gardens of
properties on Abbots Road, Wolsey Grove and Watling Avenue.
The site consists of the main 2 storey school building, a hall and associated
classrooms. The school buildings are set within large grounds with the main
access to the site located at Goldbeaters Grove.
The application proposes a two storey lift shaft and linking single storey
corridor extension and a dormer window to facilitate the installation of a
separate internal lift.
The corridor extension and lift shaft would be located adjacent to the Junior
playground surrounded by school buildings. As such it would not be visible to
neighbouring residents. The single storey element would be 2.5m deep with a
flat roof.
The proposed dormer window would be located at the southern end of the
main school building adjacent to the play area with a pitched roof.
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The size and design of the proposed extensions are in keeping with the
appearance of the existing building and are consistent with Council Policy and
Design Guidance.
CONCLUSION
Given the aforementioned this application is recommended for APPROVAL.
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Woodcroft Primary School, Goldbeaters Grove,
Edgware, HA8 0QF - W01506H/05
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Based on the Ordnance Survey mapping with the
permission of the Controller of Her Majesty’s
Stationary Office Crown Copyright. Unauthorised
reproduction infringes Crown Copyright and may lead
to prosecution or civil proceedings.
London Borough of Barnet LA086290 2003
89
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Scal
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LOCATION:
Land at former RAF East Camp Site, Aerodrome
Road, Grahame Park Way, London, NW9.
REFERENCE:
W00198AQ/05
WARD:
APPLICANT:
PROPOSAL:
Received:
Accepted:
Colindale
Expiry:
Final Revisions:
St George Central London Ltd
24 Oct 2005
24 Oct 2005
19 Dec 2005
Reserved matters application seeking approval for
design, external appearance and landscaping in
relation to the third phase (Block E) comprising 309
residential units pursuant to Condition 6 of outline
planning
permission
W00198AA/04
for
the
redevelopment of the site approved 8th April 2005.
RECOMMENDATION:
APPROVE
INFORMATIVE(S):1.
The plans accompanying
Rev 02, 21425/PL05M,
E1toE8-03-201 Rev 03,
E1toE8-03-204 Rev 03,
E1toE8-03-206 Rev 03,
E1toE8-04-200 Rev 03,
E1toE8-04-201 Rev 03,
E1toE8-05-201 Rev 03
this application are: 21425A E1toE8-01-200
21425 E1TOE8-03-200 Rev 03, 21425A
21425A E1toE8-03-202 Rev 03, 21425A
21425A E1toE8-03-205 Rev 03, 21425A
21425A E1toE8-03-20R Rev 02, 21425A
21425A E1toE8-04-200 Rev 03, 21425A
21425A E1toE8-05-200 Rev 03, 21425A
2. The reason for this grant of planning permission or other planning
related decision is as follows:
i) The proposed development accords with strategic planning guidance
February 2004) and the Adopted Unitary Development Plan/Revised
Deposit Draft Unitary Development Plan, in particular the following
polices are relevant:
Adopted Barnet Unitary Development Plan (1991): G1, G2, G15, G16,
G17, G18, G21, G22, G23, T1.1, T1.2, T1.3, EDN1.1, ERG1.1,
ERG1.3, EMP2.2, EMP2.3, H1.1, H1.2, H3.1, H3.2, H3.4, H3.5, M2.1,
M4.1, M6.1, M6.2.
Barnet Revised Deposit Draft Modifications Unitary Development Plan
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(approved 28 June 2005): GSD, Gmixed Use, Gland, GBEnv1,
GBEnv2, Gparking, GCS1, GLOC, GH1, GH3, D1, D2, D3, D5, D6, D8,
D9, D10, D11, M1, M4, M7, M10, M11, M14, H0, H4, H16, H17, H20,
CS1, CS8, EMP8, TLR21.
ii) The proposal is acceptable for the following reason(s):
The development would accord with the principles established by the
ouline planning permission and assist in delivering new homes and
employment on a derelict brownfield site.
1.
National Planning Policies:
PPS1 – Creating Sustainable Communities
PPG3 – Housing
Circular 6/98: Planning and Affordable Housing
PPG13 - Transport
PPG17 – Open Space, Sport and Recreation
PPG15 – Planning and the Historic Environment
The London Plan (2004):
Policies 2A.3; 3A.5; 3A.3; 3A.60; 3A.8; 4B1; 4B3; 3A.17; 3A.21; 5.3; 3C1.
The Colindale Development Framework (Draft 2003)
Relevant Planning History:
W00198AA/04- Redevelopment of site comprising 2800 residential units
(Class C3), approximately 7850sqm of retail (Class A1),
financial and professional services (Class A2), food and drink
(Class A3), business (Class B1), leisure and community
(Class D1 and D2) uses and driving test centre (sui generis)
with associated landscaped open space, car parking and
access arrangements. (Outline Application)
Submission of Environmental Statement. – Approved 8 April
2005
W00198AD/04- Mixed use development comprising 191 residential units and
1693sqm of commercial and non-residential uses with
associated car parking, landscaping and vehicular and
pedestrian accesses. (Full Application)
91
Submission of Environment Statement. (This application is
submitted in duplicate under reference W00198AE/04) –
Deemed Refusal 20 April 2005
W00198AG/05- Reserved matters application seeking approval for design,
external appearance and landscaping in relation to the first
phase of development comprising 191 residential units and
1696sqm of non-residential uses pursuant to Conditions 1 and
6 of outline planning permission W00198AA/04 for the
redevelopment of site approved 8 April 2005 – Approved 25
May 2005.
W00198AK/05- Reserved matters application seeking approval for design,
external appearance and landscaping in relation to the second phase of the
development comprisind 458 residential units and 2255sqm of non-residential
uses pursuant to Condition 6 of outline planning permission W00198AA/04 for
the redevelopment of site approved 8 April 2005 – Approved
W01731JS/04- Grahame Park Estate – bounded by Lanacre Avenue to the
west, Grahame Park Way to the south and Field Mead to the
north, NW9.
Redevelopment of site involving the demolition of 1314
existing residential units and construction of 2977 new
residential units providing a total of 3440 units on the estate,
provision of approximately 9074sqm replacement retail (Class
A1), office (Class A2) food and drink (Class A3) and social
and community (Class D1) uses and associated public and
private open space, car parking and access arrangements.
(Outline Application)
Submission of Environmental Statement – Resolution to grant
permission subject to S106 Agreement 8 September 2004.
Consultation and Views Expressed:
The application was advertised on site and in the press.
Neighbours Consulted: 91
Replies: 1
A letter has been received from a resident in Aerodrome Road making an
enquiry into the nature of the proposals.
Internal/Other Consultations:
Housing – No objection. Satisfied with the affordable housing provision in the
third phase (Block E)
Traffic and Transportation – No objections
92
Environmental Services – Comments to be reported
Metropolitan Police Services (Crime Prevention Design Office) – No
objections in principle to the third phase of the development. The police are
working closely with St George over the course of the development to ensure
all aspects relating to design and community safety are considered.
Greater London Authority – No objections
Transport For London – No objections
English Heritage (Archaeology) – No objections
Environment Agency – No comment to make
PLANNING APPRAISAL
Site Description and Surroundings
RAF East Camp is a substantially cleared 10.2 ha brownfield site. There is
one key building remaining on site, the watchtower/gatehouse building, which
is a Grade II Listed Building. There are a number of mature trees in the east of
the site which are covered by a Tree Preservation Order.
The southern boundary of the site is formed by Aerodrome Road. Fronting
onto this road, on the southern side, is the Metropolitan Police Training
Centre. The training centre comprises a range of buildings including 2-3
storey commercial buildings and residential blocks of 12 to 18 storeys. The
western boundary of the site abuts the Middlesex University Halls of
Residence where building heights are mainly 2-4 storeys. To the north of the
site are the Colindale Divisional Police Station and Area Headquarters and the
RAF Museum Hendon. The north west boundary is formed by Grahame Park
Way, beyond which is the Grahame Park Estate.
The Midland Mainline forms the eastern boundary of the site and immediately
beyond running parallel is the M1 motorway. Colindale Tube Station is about
10-15 minute walk from the centre of the site.
Proposals
Background
On the 8 April 2005 outline planning permission was granted for a major
mixed-use development following completion of a Section 106 Agreement
securing substantial local community and infrastructure benefits.
The outline planning application has established an overall masterplan for the
development of the site. In having sought approval for siting and access
including indicative building heights and massing, the outline consent
essentially provides a ‘footprint’ upon which the development can take shape.
93
The key details defining this stage, otherwise known as ‘reserved matters’ are
required by Condition 6 attached to the outline permission. This states:
‘The development of each phase shall not commence until layouts,
plans/sections and elevations for that part of the development,
detailing;
1. design of the buildings, including floor areas, height and massing;
2. external appearance;
3. landscaping strategy
(referred to as reserved matters) have been submitted to and approved
in writing by the Local Planning Authority. The relevant part of the
development shall in all aspects be carried out in accordance with the
approved plans unless otherwise agreed in writing with the Local
Planning Authority’.
The outline planning permission is of course subject to a significant number of
additional conditions covering matters such as drainage, land contamination,
detailed landscaping, archaeology and construction methodology. A number
of these items must be addressed prior to any development commencing or
during the course of each phase of the development of the site.
Several conditions have already been partly discharged in relation to
contamination and construction methodology following extensive consultation
with the Councils environmental health and highway officers.
Current application – Phase 3 ‘Block E’
The current scheme for the approval of reserved matters relates to the third
phase of the East Camp development, comprising ‘Block E’ and associated
access, parking and amenity space. It covers an area of approximately 1.09
ha.
‘Block E’ would be located in a prominent position on the south eastern edge
of the masterplan facing Aerodrome Road and adjacent to the railway
embankment. The block would also form the eastern edge of one of the main
entrance roads into the proposed residential ‘quarter' of the development.
Housing Mix
The detailed proposals for Block E contain 309 residential units, representing
11% of the total number (2800) approved under the outline planning consent.
The block would consist of residential accommodation on all levels, with a mix
of units ranging from studios to 3 bedroom apartments.
The make up by tenure of the outline planning permission, detailed proposal
for Block E and the combination of Block B (first phase), A (second phase)
and E are as follows:
94
Private Sale + DMS
RSL Rented Housing
Shared ownership
EPWS
Outline
1870
66.8%
400
14.3%
200
7.1%
330
11.8%
Block E
Block B, A & E combined
202
65.4%
614
64.1%
52
16.8%
144
15.0%
28
9.1%
94
9.8%
20
8.7%
106
11.1%
TOTAL
2800
309
100%
100%
958
100%
Note: DMS – Discount Market Sale
EPWS – Entry Point Worker Studio
Block E brings forward a full range of tenures and with Blocks B and A begins
to address the required balance of units types established by the outline
permission.
Private sale and discount market sale units have been grouped together as it
is proposed to spread the discount market sale units throughout the
development and not limit these to a single core within a block.
The breakdown of units by bedroom size proposed in Block E is as follows:
Private (including DMS)
Studio
18
1 Bed
2 Bed
3 Bed
72
99
1 Bed S/O
4
2 Bed S/O
21
13
TOTAL
202
Affordable
EPWS
27
3 Bed
S/O
2 Bed
Rent
3
3 Bed
Rent
25
27
TOTAL
107
In respect of affordable housing, discussions with Genesis Housing Group
have been entered into and are currently progressing in consultation with the
Councils housing officers.
Design and External Appearance
The reserved matters details in relation to these aspects have been prepared
in line with principles established by the approved masterplan and an agreed
design framework submitted pursuant to the outline consent. This proposals
do not seek stage approval of landscaping details which are only indicative at
this stage. These will however be brought to committee in due course for
condideration.
Unlike Blocks B and A, Block E is an entirely residential phase located away
from the mixed use part of the site and providing for a mix of private and
affordable units around a landscaped amenity space set above a secure
parking area, ‘wrapped’ and therefore concealed by residential
accommodation at ground floor level.
Block E would have a footprint measuring approximately 70 metres x 60
metres. It would effectively comprise of 8 linked buildings consisting in the
main of medium rise, five and six storeys with the top floors generally set back
to provide terraces. The lower residential floor levels would in certain locations
95
feature balconies and at ground level an area of defensible space would
provided for each unit.
Buildings E4 and E6 (see appendix) on prominent corners facing Aerodrome
Road would rise to seven storeys and feature strong, angular corner bays.
These feature blocks would present a modern and appearance to the
Aerodrome Road frontage when arriving at the site through the existing road
tunnels.
Block E has been designed so that each building element of the urban block
has an individual character and identity. Consequently, the street frontages
created within and around the site would comprise of a series of related
buildings, rather than monolithic blocks.
The architectural treatment proposed is contemporary using traditional
materials and finishes and having regard to the need to create sustainable
accommodation. To this end for instance the window to wall ratio would not
exceed 40% to reduce heat loss and timber framed construction for the upper
residential storeys is being used.
The ground floor, including the concealed undercroft parking would be framed
in durable reinforced concrete construction and clad in facing brickwork.
Facing brickwork would also be used on buildings E2, E5 and E7 with
through-coloured render used elsewhere. Lightweight cladding panels would
be used in key locations on the facades to visually ‘lighten’ the appearance of
the upper storeys or recessive bays between blocks and enhance the
articulation of the elevations.
A variation in window size, shape and proportion would also be introduced in
order to assist in creating greater variety to the facades.
Window frames to the residential accommodation would be maintenance free
pvcu with powder coated aluminium frames. All glass would be clear, nontinted and double glazed. Balconies and balustrading would be formed in
architectural metalwork with a maintenance free galvanised finish. The
balustrading to the key corner buildings E4 and E6 would feature clear glazed
infill panels providing a light and clean appearance against the cladded
background walls.
The proposed entrance street leading from Aerodrome Road to the proposed
‘Residential Square’ would comprise of hard landscape paving materials,
street furniture, and soft landscaping treatment with suitable urban street trees
and planted areas, all provided with good lighting for amenity and security. .
Boundary treatments would be designed and installed appropriately relative to
their particular visual prominence, for example the street frontage of
Aerodrome Road would feature black painted metal railings 1200mm high with
landscaping planted behind.
96
Full details of the design, elevational treatment and landscaping of the
proposed first phase includes samples of all materials to be used in the
external finishes will be displayed at the meeting.
Overlooking / Overshadowing
Condition 19 of the outline consent states that “a detailed assessment of
overlooking and overshadowing will be undertaken as part of the preparation
of the reserved matters application”.
In accordance with condition 19 the detailed design of Block E has considered
the potential for overlooking to ensure that a reasonable degree of privacy is
offered to future residents of the development. As illustrated by the floor plan
that forms part of the reserved matters application (see appendix) there would
be in the region of 30 to 40 metres between facing windows to habitable
rooms of the proposed block. This distance provides a balance between
ensuring a reasonable degree of privacy to future residents whilst maximising
security through natural surveillance and providing valuable residential
amenity space in the form of a communal courtyard.
To maintain privacy and prevent overlooking consideration has also been
given to the potential overlooking of the flats on internal corners of the block
and this would be minimised through a combination of carefully positioned
windows and the arrangement of the internal layouts. To eliminate the
potential overlooking from and onto balconies, screens would be sensibly
placed to provide a reasonable degree of privacy to future occupiers.
During the design of Block E and in accordance with condition 19,
consideration has been given to the overshadowing of the residential amenity
space. The dense urban form of the approved development necessarily
involves the positioning of reasonably tall buildings in rather close proximity to
one another. An inevitable consequence of this is that the light conditions
within the development will not be comparable to that of a low rise
development in a more traditional suburban context.
Car parking
Within the masterplan for the development of the site residents car parking
would be accommodated either beneath or adjacent to the proposed
residential block.
The reserved matters application provides 215 car parking spaces of which
144 would be accommodated undercroft below the podium courtyard of the
block with additional parking located towards the eastern boundary in a ‘mews
style’ street. The remaining car parking provision would be located on street
within the site.
97
As agreed at the outline planning stage depending upon the demand for
parking space following the findings of the surveys to be carried out in
accordance with the Section 106 Agreement, additional parking space would
be provided in the next phase, Block F.
BRE-Eco Homes/BREEAM Standards
The outline consent conditioned that all new development on site meet the
“very good” standard in the BRE-Eco Homes and BREEAM assessments.
These assessment methods have been used to assess the environmental
performance of both new and existing buildings for a number of years and are
regarded by the UK’s construction and property sectors as the measure of
best practice in environmental design and management.
St. George are committed to attaining this standard and specialist consultants
have been commissioned who are Licensed BRE Assessors to undertake the
formal assessment of the first and second phases of the development.
An update on this matter will be provided at the next meeting.
COMMENTS ON THE GROUNDS OF OBJECTION
No objections have been received to the proposals.
CONCLUSION
This application represents the fourth phase of a major regeneration project
that will bring significant changes and benefits to the Colindale area. The
details submitted are considered to be in accordance with the parameters
established by the outline consent and your officers are satisfied that the
design approach would provide for a high quality residential
environment. Approval of this reserved matters submission if therefore
recommended.
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99
100
101
102
LOCATION:
Oaktrees B Site, Grendon Lodge, Knightswood
Close, Edgware, Middlesex, HA8 8FR.
REFERENCE:
W13463K/05
WARD:
APPLICANT:
PROPOSAL:
Received:
Accepted:
Edgware
Expiry:
Final Revisions:
Notting Hill Housing Trust
1 Nov 2005
1 Nov 2005
27 Dec 2005
Variation of Condition 2 of planning permission
reference W13463A/04 to remove reference to "8 of
the car-parking spaces being marked out shall be
provided solely for the use of residents of 1-8
Knightswood Close".
RECOMMENDATION:
APPROVE
INFORMATIVE(S):1. The plans accompanying this application are:- A3228C/3.1/001.
1.
(a)
Relevant Unitary Development Plan Policies:
Unitary Development Plan (adopted 1991) G21
Unitary Development Plan Revised Deposit Draft Modifications
(approved 28 June 2005): M14
(b)
W13463A/04- Demolition of existing building and construction of a two storey
block containing 9 no supported flats and a 6 bed respite care home.
Provisioin of 10 car parking spaces to serve the development, 2 minibus
spaces and 8 parking spaces to serve nos 1-8 Knightswood Close and
associated landscaping. Approved 28.4.04
(c)
Consultations and views Expressed:
100 residents were consulted. No replies have been received.
103
PLANNING APPRAISAL
The Council owned sheltered housing development, known as Grendon
Lodge, is currently being demolished to accommodate the 9 supported flats
and 6 bed respite care home approved under W13463A/04.
The application site includes part of the Council owned highway fronting no’s
1-4 Knightswood Close.
Proposal
Condition 2 of the above approval required that “before the development
hereby permitted is occupied turning space and parking spaces shall be
provided and marked out within the site in accordance with the details shown
on drawing no. A3228/2.1/101A. Eight of those spaces shall be marked out
and provided solely for the use of residents of 1-8 Knightswood Close”.
The car parking spaces for the residents of Knightswood Close would be sited
on the adopted highway. Whilst car-parking bays may be marked out on an
adopted road, they cannot be provided for the sole use of individuals. The
applicant is, therefore, unable to comply with this part of condition 2 and has
applied to remove the final sentence.
Material Planning Considerations
Previously, adjoining residents parallel parked approx 5 cars on the adopted
highway fronting no’s 1-4 Knightswood Close. No formal provision allowed for
this and cars parked could inhibit vehicular movements to and from Grendon
Lodge. The approved scheme allows for the marking out of 10 car parking
spaces on the adopted road. Whilst 8 of the spaces would not now be for the
sole use of individual residents, 10 available spaces would be a marked
improvement on the previous unsatisfactory situation and it is recommended
that the variation to condition 2 be approved.
COMMENTS ON THE GROUNDS OF OBJECTIONS
No objections have been received.
104
OAKTREES B SITE, GRENDON LODGE,
KNIGHTSWOOD CLOSE HA8 W13463K/05
KNIGHTSWOOD CLOSE
Scal
105
e 1:1250
LOCATION:
7 Birkbeck Road, London, NW7 4BP.
REFERENCE:
W14141A/05
WARD:
APPLICANT:
PROPOSAL:
Received:
Accepted:
Mill Hill
Expiry:
Final Revisions:
Orchard Farm Cattery
5 Sep 2005
5 Sep 2005
31 Oct 2005
Two-storey side extension, single storey rear
extension, conversion of property into 2 self-contained
flats.
RECOMMENDATION:
1. This development must be begun within three years from the date of
this permission.
Reason:
To comply with Section 51 of the Planning and Compulsory Purchase
Act, 2004.
2. The materials to be used in the construction of the external surfaces of
the building(s) shall match those used in the existing building(s).
Reason:
To safeguard the visual amenities of the building and the surrounding
area.
3. Notwithstanding the provisions of the Town and Country Planning
(General Permitted development) Order 1995,or any Order revoking
and re-enacting that Order with or without modification), no additional
windows shall be placed at any time on the side elevations of this
property facing towards 5 Birkbeck Road without the prior permission of
the Local Planning Authority.
Reason:
To ensure that the amenities of the occupiers of adjoining properties
are not prejudiced by overlooking.
4. Before the development hereby permitted is occupied the parking
spaces shown on "Plan of Parking" (received 5.9.2005) shall be
provided and shall not be used for any purpose other than the parking
106
of vehicles in connection with the approved development.
Reason:
To ensure that parking is provided in accordance with the council's
standards in the interests of pedestrian and highway safety, the free
flow of traffic and in order to protect the amenities of the area.
5. Before the development hereby permitted commences, details of
enclosures and screened facilities for the storage of recycling
containers and wheeled refuse bins or other refuse storage containers
where applicable, together with a satisfactory point of collection shall be
submitted to and approved in writing by the Local Planning Authority
and shall be provided at the site in accordance with the approved
details before the development is occupied.
Reason:
To ensure a satisfactory appearance for the development and
satisfactory accessibility; and to protect the amenities of the area.
6. The development hereby permitted shall not be occupied until space
has been provided within the site for bicycles to be parked. This area
shall not be used for any purpose other than the parking of bicycles in
connection with the approved development.
Reason:
To ensure that cycle parking is provided in accordance with the
council's standards and in the interests of sustainable travel.
INFORMATIVE(S):1. The plans accompanying this application are:- Dwg. No's: BR1, BR2,
BR3, "Plan of Parking", Site Plan.
2. If the development is carried out it will be necessary for the existing
crossover to be widened by the Highway Authority, at the applicant's
expense. You may obtain an estimate for this work from Highways,
Building 4, North London Business Park, Oakleigh Road South,
London, N11 1NP (telephone 020 8359 4336).
3. The reasons for this grant of planning permission or other planning
related decision are as follows: i) The proposed development accords with strategic planning guidance
February 2004) and the Adopted Barnet Unitary Development Plan,
approved 28 June 2005.
In particular the following polices are relevant:
Adopted Barnet Unitary Development Plan (1991): G1, G2, G18, T1.1,
H1.2, H5.1, H5.3, M2.1.
107
approved 28 June 2005: GBEnv1, GBEnv2, D1, D2, D5, H23, H26,
H27.
Design Guidance Note 7: residential Conversions.
ii) The proposal is acceptable for the following reason(s): The proposed development would not significantly harm the visual and
residential amenities of any neighbouring property, being in-keeping
with the characteristics of the streetscene and the character of the
original dwellinghouse according with all of the aforementioned UDP
policies.
1.
This application was deferred from Planning and
Committee on 20 October 2005 for Members site visit.
Environment
Relevant Policies:
Adopted UDP (1991): G1, G2, G18, T1.1, H1.2, H5.1, H5.3, M2.1
Unitary Development Plan Revised Deposit Draft Modifications (Approved 28th
June 2005): GBEnv1, GBEnv2, D1, D2, D5, H23, H26, H27
Design Guidance Note 5: Extensions to Houses
Design Guidance Note 7: Residential Conversions
W14141/05, Two-storey side extension. Single storey rear extension.
Conversion of property into two self-contained flats, Withdrawn, 5/9/05
Neighbours Consulted: 10
Replies:
2
The owner/occupiers of 5 and 9 Birkbeck Road have expressed the following
objections
1. Insufficient off street parking and resultant on street problems.
2. Loss of light/outlook
3. Increase in disturbance and noise levels
4. Parking issues within the area
5. The principle of flats within a group of single family dwelling houses
Any further representations are to be reported to the committee.
Internal/Other Consultation:
108
Traffic and Transportation team comment as follows:
•
The provision of 2 parking spaces for the proposed 1 two bedroom
units and a single 1 bedroom units would be required to meet the
Parking Standards.
•
A minimum visibility along the edge of the footway would be required
for the crossover. Please ensure that an unobstructed visibility above
the height of 1.05 metres exists for vehicles at least 2.4 metres in both
directions along the edge of the footway. This sight line needs to be
achieved without the vehicle encroaching onto the footway.
Provided the above requirements are satisfied there is no objection to the
above application.
2.
PLANNING APPRAISAL
The application site is an end of terrace property located on the west side of
Birkbeck Road, there have been no previous extensions to the property
Proposal
Proposed is a two-storey side extension, single storey rear extension,
conversion of property into 2 self-contained flats.
The proposed two-storey side extension would have a sideways projection of
1m, being set off the boundary of No. 5 Birkbeck Road by 1m as suggested
within Design Guidance Note 5: Extensions to Houses. Given that the side
extension is minimal it is considered that a set down from the original ridgeline
would not be required.
The single story rear extension would project part 3.8m part 3m, the extension
closer to the boundary of No 5 Birkbeck would extend the further for a width of
3.9m. The 3m projection would be for a width of 2.95m and closest to the
boundary of 9 Birkbeck Road.
It is considered that there would be no significant loss of amenity to the
neighbouring occupiers as a result of the proposed extensions.
The Council’s policies with regard to the conversion of single-family dwellings
to flats state that conversions will only be acceptable if they don’t have an
adverse affect on the amenity of neighbouring properties and the established
character of the street scene.
Birkbeck Road is of mixed character, comprising a mixture of detached and
semi detached houses: There is evidence of a large number of residential
conversions within the road, hence the principle of flat conversions has been
established.
109
The provision of 2 car-parking spaces would be provided to the front of the
property which is currently a garden. Similar hard standings exist to other
properties and this part of the development is therefore considered to be
acceptable
Details for the location of refuse facilities is subject to planning condition.
Other issues such as sound insulation, fire regulations, plumbing and
drainage would be covered under the building regulations.
These have been addressed within the body of the report
3. CONCLUSION
The proposed development would be consistent with policy and guidance in
the Adopted and Revised Deposit Draft Modifications UDP, Design Guidance
Note 5: and in Design Guidance Note: 7: Residential Conversions. Given the
aforementioned, this application is considered acceptable in planning terms
and is recommended for APPROVAL
110
BY RO N
RO AD
BIRKBE
CK
ROAD
7 Birkbeck Road, Mill Hill, NW7 4BP
- W14141A/05
9
5
DAW S
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permission of the Controller of Her Majesty’s Stationary
Office Crown Copyright. Unauthorised reproduction
infringes Crown Copyright and may lead to prosecution or
civil proceedings.
111
Scal
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LOCATION:
BRENT
CROSS
SHOPPING
CENTRE
MANAGEMENT
OFFICES,
BRENT
CROSS
SHOPPING CEN, Prince Charles Drive, London,
NW4 3FP.
REFERENCE:
W00560MF/05
WARD:
APPLICANT:
PROPOSAL:
Received:
Accepted:
West Hendon
Expiry:
Final Revisions:
Hammerson UK Properties Plc
6 Oct 2005
19 Oct 2005
14 Dec 2005
Roof top extension for retail and storage purposes and
associated works to unit C1. Relocation of plant room.
RECOMMENDATION:
1. This development must be begun not later than one year from the date
of this permission.
Reason:
(i) To comply with Section 91 of the Town and Country
Planning Act 1990
(ii) To allow the proposal to be re-assessed for conformity with the
Cricklewood and Brent Cross Masterplan.
2. Before the development hereby permitted commences on site details of
all additional and relocated extraction and ventilation equipment and
roof-top plant shall be submitted to and approved in writing by the Local
Planning Authority and implemented in accordance with agreed details
before the use is commenced.
Reason:
To ensure that the proposed development does not prejudice the
enjoyment or amenities of occupiers of adjoining residential properties
and the appearance of the locality.
INFORMATIVE(S):1. The plans accompanying this application are:- AR/TP/01 REV A,
BX/TP/01, AR/TP/02, AR/TP/03, AR/TP/04 REVA, AR/TP/05,
AR/TP/06, AR/TP/07, AR/TP/08, AR/TP/09, AR/TP/10, AR/TP/11,
AR/TP/12, AR/TP/13, AR/TP/14 REVA, AR/TP/15, AR/TP/16,
AR/TP/PHOTO1, AR/TP/PHOTO2 and AR/TP/PHOTO3
112
ii) In particular the following polices are relevant:
Adopted Barnet Unitary Development Plan (1991): - G1, T1.1, S1.1,
M2.1
approved 28 June 2005: GBEnv1, GBEnv2, Gloc, Gparking, Gnon Car,
GTCR1, Gcrick, D1, D2, D3, M1, M14, TCR1, TCR4, C1, C2, C5, C6,
C8
ii)
The proposal is acceptable for the following reason(s): The proposal is acceptable in terms of design, scale and size and is not
considered to be detrimental to the character and appearance of the
property, streetscene or amenity of neighbouring occupiers.
3. The applicant should be aware that the additional floorspace hereby
approved will be considered as part of the additional 55,000 sq.m to be
accommodated in the development framework proposals.
4. The following details are required in connection with condition 2:
a. Sound pressure levels of refridgeration/ chiller/ air conditioning/
ventilation/ extraction units/ machinery to be installed, predicted in
decibels (dBA) at one metre from the nearest noise sensitive premises.
b. Details of where the equipment will be placed ie within or outside of
the building, marked on to a map.
c. The proposed hours of use of the equipment and opening hours.
d. Details of any silencers to be fitted, or sound insulation measures to
reduce/ minimise any noise impacts on neighbours.
e. Details of any anti vibration mountings for the ductwork of the
extraction system.
f. The height of the flue (must be a minimum 1m above the highest
eaves of the building and adjacent buildings).
g. Details on how the joints on the ductwork will be sealed.
h. Details of plans for the maintenance and cleaning of any filters in the
system.
i. The ductwork should not be fitted with a cowl or restriction to the final
opening.
1.
Adopted UDP (1991): - G1, T1.1, S1.1, M2.1
113
Unitary Development Plan Revised Deposit Draft Modifications, approved 28
June 2005: GBEnv1, GBEnv2, Gloc, Gparking, Gnon Car, GTCR1, Gcrick,
D1, D2, D3, M1, M14, TCR1, TCR4, C1, C2, C5, C6, C8
SPG – Cricklewood, Brent Cross and West Hendon Regeneration Area
Development Framework (April 2004)
Relevant Planning History (most recent):
W00560GG Fenwicks – Additional floor to retail unit – approved 28.02.96
W00560HD – Installation of storage units on first floor roof – approved
09.04.97
W00560HP/02 Boots – Extension at second floor level – approved 05.06.98
W00560KC/02 Marks and Spencer – Additional lift motor at roof level –
approved 10.10.02
W00560KP/03 Waitrose – Additional roof-mounted air condensers – approved
16.03.03
W00560KL/03 – Marks and Spencer – Roof-mounted plant machinery –
approved 30.06.03
W00560LY/04 - Erection of an extension on the roof of store C1 to provide
additional retail and storage floorspace, with relocation of plant to new roof.
Alteration to southern elevation (adjacent to mall 1 entrance) – approved 2601-2005
2.
239
Replies:
0
PLANNING APPRAISAL
Brent Cross is a regional shopping centre located to the north side of the
North Circular Road, to the east of the M1/A5 junction and to the west of the
A41 junction. The northern part of the site is surrounded by residential
development. A significant area of the site comprises surface car parking
areas, some of which are used on a permanent basis, some seasonally.
Proposals
In January 2005 the Council approved an application ref: W00560LY/04 for
the erection of an extension on the roof of store C1 to provide additional retail
and storage floorspace, with relocation of plant to new roof and alterations to
the southern elevation. The primary alteration between this and the approved
scheme is the extension of the external escape stair core on the southern
elevation of Brent Cross Shopping Centre. The escape core within the
approved scheme provides access to the Shopping Centre at upper ground
floor level, at which point an internal stair links the roof top extension.
However, due to construction and phasing reasons, it is now proposed that
the external stair core be extended by 4.2m to provide direct access in to the
proposed extension in order to minimise any impact on the trading of the
114
existing floor space during construction. Furthermore, a new weatherproof
walkway is to be constructed to the north east of the extension to form as
means of access from the unit.
It should be noted that the proposed external escape core would in the same
location and be constructed of the same materials as that previously
approved.
In view of the previous approved application it is considered that the principle
of retail or storage extension in this location has been established. Given that
the proposal would be the same height as the approved scheme and be
screened from the south by the existing parapet wall of the Shopping Centre it
is considered not to have a significant impact on the appearance of the
Shopping Centre.
The proposed extension of the external escape core by 4.2m would result in
an increase of 5 square metres in floor area, which is considered to be
diminimus.
Given that the development would not increase the overall number of units at
the centre, but comprises proposals to make the existing units more attractive
to occupiers, it is considered that there would be no significant impact on the
future regeneration plans for the centre in planning terms. It is however
proposed that the permissions should be valid for one year only so that, if they
are not implemented, their compatibility with the Masterplan framework can be
reconsidered in the future.
3. COMMENTS ON THE GROUNDS OF OBJECTIONS
None received at time report was written.
4.
CONCLUSION
The proposal is considered to be acceptable.
115
W00560MF/05 – Brent Cross Shopping Centre
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infringes Crown Copyright and may lead to prosecution
or civil proceedings.
116
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LOCATION:
Land adjacent to Fenwick, Brent Cross Shopping
Centre, Prince Charles Drive, London, NW4 3FP.
REFERENCE:
W00560LZ/05
WARD:
APPLICANT:
PROPOSAL:
Received:
Accepted:
West Hendon
Expiry:
Final Revisions:
Hammerson UK Properties plc /
17 Jan 2005
17 Jan 2005
14 Mar 2005
Variation of Condition 1 of planning permission ref
W00560GN for the erection of a multi-storey car park
and associated works on the land to the east of Brent
Cross Shopping Centre to allow a further 5 years for
the consent to be implemented.
RECOMMENDATION I:
That the Borough Solicitor and Head of Planning be instructed to invite the
applicant and any other person having requisite interest, to enter by way of
an agreement into a planning obligation under Section 106 of the Town and
Country Planning Act 1990 and other legislation which the Borough Solicitor
considers is necessary for the purpose of varying the Section 106 agreement
dated 11 March 1998 and the supplemental agreement dated 14 June 1999
to ensure:
i)
Substitution of area designated as 'brown land' on which the
landscaping works will be carried out, as shown on drawing no.
(SK)A505RevB.
ii)
Increase in the 'Works Contribution' in line with inflation, relating to
works to improve the pedestrian underpass.
iii)
Increase in contribution towards supervision of Pedestrian Amenity
Works by Council Engineer in line with inflation.
iv)
Paying the Council's legal and professional costs of drawing up the
legal agreement and any other enabling agreements.
RECOMMENDATION II:
That upon completion of such agreement the Director of Environment or
Head of Planning be instructed to approve planning application ref:
W00560LZ/05 under delegated powers subject to the following conditions:1. This development must be begun not later than two years from the date
of this permission.
Reason: (i) To comply with Section 91 of the Town and Country
Planning Act 1990.
(ii) To allow the proposal to be re-assessed for conformity with the
117
Cricklewood and Brent Cross Masterplan.
INFORMATIVE(S):1. The plans accompanying this application are:- Plan Nos. JLE0789-01.
In particular the following polices are relevant:
The London Plan (2004):- 2A.2, 2A.5, 3D.1, 3D.2, 3D.3, 5E.1, 5E.2
Adopted Barnet Unitary Development Plan (1991): G1, T1.1, S1.1,
M2.1.
approved 28 June 2005: GBEnv1, GBEnv2, Gloc, Gparking, Gnon Car,
GTCR1, Gcrick, D1, D2, D3, D4, D5, M1, M11, M12, M13, M14, TCR1,
TCR4, C1, C2, C5, C6, C7, C8 and:
ii) The proposal is acceptable for the following reason(s): The proposal would not adversely affect the amenities of the locality
and complies with the framework for the Cricklewood and Brent Cross
Area.
1.
The London Plan (2004): -2A.2, 2A.5, 3D.1, 3D.2, 3D.3, 5E.1, 5E.2
Adopted UDP (1991): - G1, T1.1, S1.1, M2.1
UDP Revised Deposit Draft Modifications (28 June 2005):- GBEnv1, GBEnv2,
Gloc, Gparking, Gnon Car, GTCR1, Gcrick, D1, D2, D3, D4, D5, M1, M11,
M12, M13, M14, TCR1, TCR4, C1, C2, C5, C6, C7, C8
SPG – Cricklewood, Brent Cross and West Hendon Regeneration Area
Development Framework (April 2004)
118
W00560FC – Alterations to existing surface car park and erection of 2 level
multi-storey car park above, alterations to access – Approved 08.06.94
W00560GQ – Construction of extension to Brent Cross Shopping Centre
(masterplan application) – Dismissed on appeal by Secretary of State on
03.12.03
W00560GN – Construction of a car park on 5 levels adjoining Fenwick’s store;
alterations to existing site roads, exit and entry roads and service yard;
alterations to exiting pedestrian route; associated landscaping - Allowed on
appeal by Secretary of State on 06.04.00
W00560KD/02 - Erection of car-wash adjacent to existing northern car-park –
Approved 29.01.03
W00560LU/04 - Erection of an extension on the roof of the store 1 (option 1)
to provide additional retail and storage floorspace, with relocation of plant new
roof – Approved 26.01.05
W00560LV/04 - Erection of an extension on the roof of store 1 (option 2) to
provide additional retail and storage floorspace, with relocation of plant to new
roof – Approved 26.01.05
W00560LX/04 - Erection of an extension on the roof of store R1 to provide
additional Class A3 (food and drink) floorspace – Approved 26.01.05
W00560LW/04 - Erection of an extension on the roof of store B8 to provide
additional retail and storage floorspace – Approved 26.01.05
W00560LY/04 - Erection of an extension on the roof of store C1 to provide
additional retail and storage floorspace, with relocation of plant to new roof.
Alteration to southern elevation (adjacent to mall 1 entrance) – Approved
26.01.05
279
Replies:
5 plus a joint letter
with15 signatories
The occupiers of properties in Denehurst gardens and Renters Avenue have
raised the following objections:
i)
will devalue their properties
ii)
will result in additional traffic and traffic jams
iii)
loss of light
iv)
unsightly, detrimental to appearance of street scene
v)
managers of Brent Cross must encourage more people to use public
transport
vi)
current car parking is more than adequate
v)
area already noisy and polluted every day of the week
vi)
when other multi-storey car park erected there was supposed to be
landscaping to screen it. If this new car park is allowed then it must be
screened from Hendon Way.
Transport for London: No comments received
2.
PLANNING APPRAISAL
119
The application site comprises the existing surface car park to the north-east
of the shopping centre. Access to the car park is via the internal access road
around the centre, which is reached via Prince Charles Drive. Traffic leaving
Brent Cross may also exit on to the northbound A41 at this point.
Proposals
Planning permission was granted by the Secretary of State for the
Environment, Transport and the Regions in 2000 for the construction of a car
park on 5 levels on the site (planning application ref. W00560GN). The
permission was granted subject to conditions and legal agreements. The 5
year time limit for implementation of the permission expired in April this year
(prior to submission of this application) and the applicant seeks an
amendment to the condition to extend the period for implementation.
History
A planning permission was made in 1996 for an extension to Brent Cross
shopping centre (application W00560GQ). A second application (W00560GN)
was also made for the erection of a 5 level car park in the eastern part of the
site (referred to as the Fenwick’s multi-storey car park).
Both applications were called in by the Secretary of State. Following a Public
Inquiry, the principal application (W00560GQ) was refused but the Fenwick’s
multi-storey car park application was allowed on 06 April 2000. The
permission was subject to legal agreements and conditions.
Secretary of State’s decision
The decision letter of the Secretary of State is attached as an appendix.
In granting permission for the Fenwick’s multi-storey car park the Inquiry
Inspector ‘had particular regard to the relationship between this application
and the planning permission already granted and implemented in respect of
application W00560FC to build a car park on the South West Car Park site.’
The Inspector and the Secretary of State considered it ‘reasonable to expect’
that if permission for the Fenwick’s car park was refused then the permission
for the South West car park would be completed. The Secretary of State
concluded that more car parking spaces would result from implementing the
South West car park permission than the Fenwick’s permission and that
allowing the Fenwick’s application would accord slightly better with the
Government’s transport and sustainability objectives. The Inquiry Inspector
found that the extant permission for the South West car park would provide
790 additional spaces. The Fenwick’s car park would provide 1100 spaces but
these would be offset by the loss of existing surface parking spaces in this
location.
In relation to visual amenity, the Inspector found that the site falls markedly
from north to south and that the bottom two levels of the car park would be
below existing ground level. The top 2 levels only occupy the northern part of
the site. He concluded that the elevated A41 would ‘reduce the intrusion that
the above ground elements of the multi-storey car park would otherwise have
in views from the east’ and he ‘can therefore see no objection to this proposal
on urban amenity grounds.’
120
Current application
The period for implementation of the permission expired on 06 April 2005. In
January 2005 this application was made to extend the period for
implementation of the permission.
The first legal agreement attached to the original permission essentially
secured the following:
i)
A commitment that the developer will not complete the development
relating to planning permission W00560FC. This relates to a permission
granted in 1994 for a south-west multi-storey car park. Although the
car park has not been completed, the permission was implemented
during the Public Inquiry by means of the installation of subsoil piling.
ii)
Payment of £80,000 to the Council to undertake works to the
underpass under the A41 and associated paths, to improve amenity for
pedestrians. Alternatively, if the Council do not undertake the works,
then the applicant will spend an equivalent amount on undertaking
Pedestrian Amenity Works within the site, under the supervision of the
Council’s Engineer.
i)
Implementation of a landscaping scheme on the ‘brown land’. This was
to ensure a degree of screening of the development from the Hendon
Way and the residential properties to the north and east. The area
specified as the ‘brown land’ in the original agreement has
subsequently been developed by means of a carwash. The proposal
involves the substitution of another area for the brown land. The area
now proposed is situated slightly further south than the original ‘brown
land’. It is considered that tree planting in this area would still secure
some screening of the development from Hendon Way.
ii)
Provision of temporary car-parking for staff elsewhere in the Centre
during construction of the car park.
The Supplementary legal agreement attached to the original permission
relates to the removal of the engineering works carried out to commence the
development of the south-west multi-storey car park, in the event that this
scheme, the Fenwick’s multi-storey is implemented.
A Deed of Variation is considered necessary to ensure that an alternative
location for the landscaping works can be included and to increase the ‘works
contribution’ for improvements to the underpass in line with inflation. In other
respects the requirements of the previous agreements are unchanged.
Policy considerations
The principal material change since grant of the original permission is the
policy context. The London Plan has been adopted and the Unitary
Development Plan revised. The masterplan for Brent Cross and Cricklewood
and the associated policies of the UDP Revised Deposit Draft Modifications
refer to an upper limit of 7,600 spaces in the new town centre at Brent Cross.
This takes into account consented schemes (ie the Fenwick’s multi-storey or
south-west multi-storey consents). It is considered that the renewal of the
permission for a limited period will not therefore prejudice the level of parking
envisaged for the future development of the area. Renewal of the permission
121
for a limited period is considered to be consistent with previous permissions
granted for minor extensions at Brent Cross.
Sustainable Development Issues / Safety and Security Measures
No additional issues raised.
Disability Issues
Section 106 Items
3.
Addressed in appeal decision.
4.
CONCLUSION
The renewal of the permission for a further limited period is considered to be
consistent with previous decisions and would not compromise the masterplan
proposals for Brent Cross.
122
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124
125
126
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128
129
Land adjacent to Fenwicks, Brent Cross
Shopping Centre, Prince Charles Drive,
NW4 3FP - W00560LZ
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LOCATION:
Royal National Orthopaedic Hospital, Brockley Hill,
Stanmore, Middlesex, HA7 4LP.
REFERENCE:
WA0291/05
WARD:
Adjoining
Borough
APPLICANT:
PROPOSAL:
Received:
Accepted:
Expiry:
17 Jul 2005
17 Jul 2005
11 Sep 2005
Final Revisions:
Harrow Council - Mr D Thompson
Outline: Partial redevelopment for new hospital and
facilities, housing (incl. staff) revised road junction.
Parking and open space (site with a Tree Preservation
Order).
RECOMMENDATION:
NO OBJECTION
INFORMATIVE(S):1. That the Head of Planning at the London Borough of Harrow is
informed that the London Borourgh of Barnet raises no objection to the
means of access for proposed development subject to pedestrian
facilities being provided and a condition to discourage U turners in
Brockley Hill
1.
Relevant Policies:
Strategic Guidance for London Planning Authorities (RPG3)
The Mayor of London’s Spatial Development Strategy for Greater London,
The London Plan.
None
131
Highways Group
No objections subject to
pedestrian facilities being provided and a condition to discourage U turners in
Brockley Hill.
2.
PLANNING APPRAISAL
The application site occupies an area of 33.7hectares (ha) towards the north
eastern borough boundary with LB Barnet. The site is bounded to the east by
the A5 at Brockley Hill and Watling Street and to the south by Wood Lane.
Brockley Hill Farm and Green Belt land extend northwards. To the west the
site is bounded by the former BAE Systems site on Warren Lane, by the
higher land of Stanmore Hill and by the farm land and buildings of Stanmore
Common, that lie within the Harrow Weald Ridge.
The existing site comprises more than a hundred buildings with a total
footprint of 38,349sqm, buildings set in woodland and grassland. The
buildings are mostly in use as hospital facilities or as uses ancillary to the
hospital, e.g. staff accommodation, plant and storage buildings, offices and
teaching / research centres.
Proposal
The proposed development is in outline form for means of access only to be
determined at this stage. The scheme comprises: groundworks, partial
demolition of existing hospital buildings and redevelopment for new hospital
and associated uses (Class C2) educational facilities (Class D1), re-use of
Zachary Merton building as the Ronald McDonald parent accommodation
hostel (Sui Generis), staff accommodation, private and affordable housing
(Class C3) reuse of Spinal Injuries Unit for Trust Offices (Class B1), partial
demolition and reuse of Eastgate house for housing (Class C3), relocation of
helipad, landscaping , parking and highway works.
“Parameter Plans” were submitted, and form part of the application, for three
separate “Development Zones”. These plans seek to fix the land use mix,
maximum building footprint, maximum building height and maximum parking
standards for each zone. They have also been used as a basis for the
Environmental Impact Assessment, to enable any likely significant
environmental effects to be assessed.
Illustrative drawings indicate how the site might be developed in the context of
the Parameter Plans, showing three sectors: east (affordable housing), central
(hospital use) and west (private housing, including use of the Zachary Merton
building as a parents hostel).
Material Planning Considerations for Barnet
132
Parking
The increased provision of parking on site for the hospital has been justified in
terms of the low accessibility of the site to public transport and current parking
levels, which exceed the number of formal parking spaces.
Traffic impact
The proposed residential units and increase in size of the hospital and staff
accommodation will necessitate improvements to access to the site as well as
highway improvements
Access and Highway improvements
Currently queues can build up quickly at peak times when southbound
through traffic on Brockley Hill is blocked by right turning traffic, both at Wood
Lane and at the hospital access. This is because Brockley Hill has a single
lane in each direction with no separate right turn lanes.
The proposed new roundabout at the junction of Brockley Hill will reduce the
potential for queuing and delays to traffic in Brockley Hill at its junction with
Wood Lane arising from the increase in traffic generated from the
development and will ease the existing situation
Discussion with the applicants transport consultant have indicated that major
improvements to the access on Brockley Hill are not possible due to the
presence of listed buildings within the site close to the access.
The applicants transport assessment indicates that access to the site is
proposed to be split between the Brockley Hill access and the Wood Lane
access with slightly more traffic anticipated to use the Wood Lane access.
The change in emphasis of access to the site will be reinforced by the
proposed restricted traffic movements at the Brockley Hill access -left in and
left out only.
Following concerns expressed by London Borough of Barnet officers about
the possibility of ‘U’ turning on Brockley Hill, both the applicants and Harrow
officers have agreed to impose a condition that a traffic management scheme
be prepared to discourage the possibility of users of the site U turning in
Brockley Hill (i.e to encourage the use of Wood Lane to access the proposed
hospital) The agreed wording of the S278 is as follows
Pedestrian access to Public Transport
The 107 bus route is an important public transport link to the site and it is
necessary for pedestrians to cross Brockley Hill to the southbound bus stop
from the hospital. Following concerns expressed by officers, the applicants
have submitted a revised plan illustrating improvements to pedestrian
facilities in the form of a pedestrian refuge to assist in crossing Brockley Hill.
133
The applicants have also agreed with Harrow to a S106 contribution in the
sum of £300,000 towards the improvement of bus services.
Wider traffic impact
Barnet Officers have also sought a S106 contribution for improvements to the
Cannons Corner Roundabout but the applicants have pointed out their
considerable financial investment in improving the Brockley Hill/ Wood Lane
junction. The development would have a relatively minor impact on Cannons
Corner roundabout, and it is considered that such improvements would be
difficult to justify.
Conclusion
On balance given the proposal to implement an improved roundabout at the
junction of Brockley Hill and Wood Lane, it is considered that the impact on
the highway network will not be significant and it is recommended that London
Borough of Barnet raise no objection the application subject to pedestrian
facilities being provided and a condition to discourage U turners in Brockley
Hill.
134
Royal National Orthopaedic Hospital, Stanmore
WA0291/05
Pond
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135
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Hendon - Democracy Home - London Borough of Barnet

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