planning applications committee

London Borough Of Hammersmith & Fulham

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Planning Applications Committee

Agenda for 11th October 2011

Index of Applications, Enforcement Actions, Advertisements etc. --------------------------------------------------------------------------------------------------------------------- WARD: SITE ADDRESS: PAGE: REG NO: Sands End 2011/01753/FUL

26 Sulivan Road And 92-116 Carnwath Road London

Wormholt And White City 2011/01744/FUL

Janet Adegoke Leisure Centre 56 Bloemfontein Road London W12 7DH

Addison 2011/02462/ADV

Advertising Hoarding Adjacent To 3 Woodstock Grove London

--------------------------------------------------------------------------------------------------------------------- Ward: Sands End

Site Address: 26 Sulivan Road And 92-116 Carnwath Road London

For identification purposes only - do not scale.

Reg. No: 2011/01753/FUL Date Valid: 14.06.2011 Committee Date: 11.10.2011

Case Officer: Brett Henderson Conservation Area:

Applicant: St James Group Ltd C/o Agent Description: Demolition of existing buildings and the erection on Carnwath Road of 1 x part 4, part 5, part 6 storey building and 1 x part 1, part 5, part 6 storey building, plus basement car park and residents gym to provide 135 apartments and one single, family dwelling; and the erection on Sulivan Road of 13 x terraced, mews style houses of 3 storeys plus mansard roof; with associated car parking (140 spaces), cycle parking (172 spaces, plus 8 visitor spaces), motor cycle parking (6 spaces), landscaping and amenity space including children's play area Drg Nos: 938/9750 Rev A; 938/9751 Rev A; 938/9753 Rev A; 938/9755 Rev A; 938/9810 Rev D; 938/9811 Rev F; 938/9812 Rev E; 938/9813 Rev D; 938/9814 Rev C; 938/9815 Rev C; 938/9816 Rev C; 938/9817 Rev A; 938/9820 Rev A; 938/9821 Rev A; 938/9822 Rev C; 938/9823 Rev C; 938/9824 Rev C; Planning, Design and Access Statement; Application Covering Letter (25 May 2011); Planning Application Form (25 May 2011); Daylight and Sunlight Report (24 May 2011); Daylight and Sunlight Report, Conditions Within the Proposed Development (12 August 2011); Flood Risk Assessment (May 2011); Planning Noise Assessment (20 May 2011); Sustainability and Sustainable Energy Strategy (20 May 2011); Transport Assessment (May 2011); Air Quality Assessment (20 May 2011); Archaeological Desk Based Assessment (May 2011); Ecological Assessment (May 2011); Statement of Community Involvement (May 2011); Phase 1 Preliminary Risk Assessment (May 2011); Letter from RSK (26 August 2011). Application Type: Full Detailed Planning Application Officer Recommendation: That the Committee resolve that the Director of the Environment Department be authorised to determine the application and grant permission upon the completion of a satisfactory legal agreement and subject to the condition(s) set out below: 1) The development hereby permitted shall not commence later than the expiration of

3 years beginning with the date of this planning permission. Condition required to be imposed by section 91(1)(a) of the Town and Country

Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).

2) The development shall be carried out and completed in accordance with the

following drawings and documents submitted, unless agreed in writing by the Council: 938/9750 Rev A; 938/9751 Rev A; 938/9753 Rev A; 938/9755 Rev A; 938/9810 Rev D; 938/9811 Rev F; 938/9812 Rev E; 938/9813 Rev D; 938/9814 Rev C; 938/9815 Rev C; 938/9816 Rev C; 938/9817 Rev A; 938/9820 Rev A; 938/9821 Rev A; 938/9822 Rev C; 938/9823 Rev C; 938/9824 Rev C; Planning, Design and Access Statement; Application Covering Letter (25 May 2011);

Planning Application Form (25 May 2011); Daylight and Sunlight Report (24 May 2011); Daylight and Sunlight Report, Conditions Within the Proposed Development (12 August 2011); Flood Risk Assessment (May 2011); Planning Noise Assessment (20 May 2011); Sustainability and Sustainable Energy Strategy (20 May 2011); Transport Assessment (May 2011); Air Quality Assessment (20 May 2011); Archaeological Desk Based Assessment (May 2011); Ecological Assessment (May 2011); Statement of Community Involvement (May 2011); Phase 1 Preliminary Risk Assessment (May 2011); Letter from RSK (26 August 2011).

In order to ensure full compliance with the planning application hereby approved

and to prevent harm arising through deviations from the approved plans, in accordance with policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, 7.7, 7.8, 7.21, 7.27 and 7.30 of the London Plan and policies EN2, EN3, EN8, EN25, EN31, EN31X, EN32 and EN35 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policies BE1, RTC1 and HTC of the emerging Core Strategy.

3) Prior to commencement of the development hereby approved, other than ground

works or site preparation, a phasing programme for the construction, completion and occupation of each building and related site area of the development shall be submitted to, and approved in writing by the Council. Development shall proceed in accordance with the approved phasing strategy unless otherwise agreed in writing by the Council.

To ensure that the development accords with the development is carried out in a

satisfactory manner in accordance with policies EN2, EN6, EN8 and EN10 and Standards S5A, S7, S18 and S20 of the Unitary Development Plan, as amended 2007.

4) No development shall take place on the site until the applicant, or any successors

in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted to and approved in writing by the local planning authority. The scheme should make provision for:

a) the excavation of any significant archaeological features b) the assessment of the results, and proposals for their publication c) the publication of the results d) the deposition of the site archive The archaeological works shall be carried out by a suitably qualified investigating

body acceptable to the local planning authority. To ensure that the archaeological heritage of the application site is properly

investigated in accordance with PPG 16 and Policy EN7 of the adopted Unitary Development Plan, as amended 2007.

5) No demolition or construction works shall commence prior to the submission and

approval in writing by the Council of a demolition method statement, a construction management plan and a construction logistics plan (in accordance with Transport for London guidelines), which shall include details of the steps to be taken to re-use and recycle waste, details of site enclosure throughout construction and details of the measures proposed to minimise the impact of the construction processes on the existing amenities of the occupiers of neighbouring properties,

including monitoring and control measures for dust, noise, vibration, lighting and working hours, waste classification and secure off-street loading and drop off facilities, and the measures proposed to prevent the passage of mud and dirt onto the highway by vehicles entering and leaving the site in connection with the demolition and construction processes. All construction works shall be carried out in accordance with the approved details.

In order that appropriate steps are taken to limit the impact of the proposed

demolition and construction works on the amenities of local residents and the area generally, in accordance with ordnance with policies EN2, EN8, EN19A, EN20A, EN20B, EN20C and EN21 and of the Unitary Development Plan, as amended 2007.

6) No development shall commence until a desktop study, site investigation scheme,

intrusive investigation and risk assessment have been submitted to and approved in writing by the Council. The desk study will identify all previous site uses, potential contaminants associated with those uses, a conceptual model of the site indicating sources, pathways and receptors and any potentially unacceptable risks arising from contamination at the site. The site investigation scheme will provide information for an assessment of the risk to all receptors that may be affected, including those off site. The risk assessment will assess the degree and nature of any contamination on site and to assess the risks posed by any contamination to human health, controlled waters and the wider environment. A detailed method statement for any required remediation works will need to be submitted to, and approved in writing, by the Council. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).

Potentially contaminative land uses (past or present) are understood to occur at,

or near to, this site. The condition is required to ensure that no unacceptable risks are caused to humans, controlled waters or the wider environment during and following the development works, and in accordance with policy 5.21 of the London Plan and policy CC4 of the emerging Core Strategy.

7) No development shall commence until any required remediation works have been

completed and a validation report to verify these works has been submitted to, and approved in writing, by the Council unless otherwise authorised. If, during development, contamination not previously identified is found to be present at the site the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. Any required remediation should be detailed and verified in an amendment to the remediation statement. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).

or near to, this site. The condition is required to ensure that no unacceptable risks are caused to humans, controlled waters or the wider environment during and following the development works, and in accordance with policy 5.21 of the London Plan and policy CC4 of the emerging Core Strategy.

8) Prior to commencement of development other than site remediation or excavation, details of a comprehensive surface water drainage scheme and Sustainable Urban Drainage System shall be submitted to and approved in writing by the Council. The development shall accord with the approved strategy, and details of this compliance shall be submitted to and approved in writing by the Council. The surface water drainage scheme shall be maintained in full working order for the lifetime of the development.

To ensure that surface water run-off is managed and the risk of flooding is reduced

in accordance with PPS25 and policies 5.11, 5.12, 5.13, 5.14 and 5.15 of the London Plan.

9) Prior to the commencement of the development, details of compliance with the

approved Energy Strategy for the development shall be submitted to and approved in writing by the Council. Development shall proceed in accordance with the details as approved and the details shall be maintained in full working order for the lifetime of the development.

In the interests of energy conservation and reduction of CO2 emissions, in

accordance with policies 5.1, 5.2, 5.3, 5.6 and 5.7 of the London Plan. 10) Prior to occupation of any building, confirmation that the dwellings meet the

requirements of level 3 of the Code for Sustainable Homes shall be submitted to and approved in writing by the Council.

In the interests of energy conservation, reduction of CO2 emissions and wider

sustainability, in accordance with policies 5.1, 5.2, 5.3, 5.6 and 5.7 of the London Plan.

11) Prior to first occupation of the development, a site servicing strategy, including

vehicle tracking, shall be submitted to and approved in writing by the Council detailing management of deliveries to and throughout the site, emergency access throughout the site, collection of waste and recyclables, times of deliveries and collections/ silent reversing methods/ location of loading bays and vehicle movement. The approved measures shall be implemented and continued thereafter for the lifetime of the development.

To ensure that the amenity of occupiers of the development site/ surrounding

premises is not adversely affected by noise, in accordance with Policy EN20A, EN20B, EN21, TN5, TN13 and Standard S21 of the Unitary Development Plan, as amended 2007.

12) Prior to first occupation of the flatted buildings a car parking management plan

shall be submitted to and approved in writing by the Council detailing allocation of car parking spaces to residents and location of electric charging point.

To ensure the appropriate distribution of specialist parking in the development and

that all spaces can be readily accessed by vehicles, in accordance with policies 6.13 and 7.2 of the London Plan and policies TN4 and TN15 of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

13) No development shall commence until particulars and samples of all of the materials to be used in all external faces of buildings, and details of all paving and external hard surfaces, boundary walls, railings, gates, fences and other means of enclosure within that phase have been submitted and approved in writing by the Council. The development shall be carried out in accordance with the approved details.

To ensure a satisfactory external appearance, in accordance with policy EN2, EN3

and EN8 of the Unitary Development Plan, as amended 2007. 14) Notwithstanding the generality of the details shown on the details hereby

approved, further details of and in relation to the following hard and soft landscaping shall be submitted to and approved in writing by the local planning authority not later than six months from the commencement of development. These details shall include the pedestrian link from Carnwath Road to Sulivan Road, the access to each building and all other proposed shared surfaces, including surface materials and kerb details that ensure a safe and convenient environment for blind and partially sighted people. The approved hard and soft landscaping shall be implemented and thereafter retained in accordance with the approved details therein.

To ensure a satisfactory external appearance, in accordance and that the needs of

the visually impaired are catered to in accordance with the Equality Act 2010 and policy EN2, EN3 and EN8 of the Unitary Development Plan, as amended 2007.

15) Prior to the commencement of each phase of development, details of secure cycle

storage shall be submitted to and approved in writing by the Council. Development shall accord with the details as approved, and the cycle parking provision shall be retained thereafter for the lifetime of the development.

To ensure the suitable provision of cycle parking within the development to meet

the needs of future site occupiers and users, in accordance with policies 6.9 and 6.13 of the London Plan (2011) and policy TN6 and Standard S20.1 of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

16) Prior to commencement of the commencement of development a completed safety

audit shall be provided for the pedestrian link between Carnwath Road and Sulivan Road, shall be submitted to and approved in writing by the Council. Development shall accord with the approved details.

To ensure that all access points provided into the site are safe for site and

highway users in accordance with policies 6.3 and 6.10 of the London Plan (2011) and policy TN5 of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

17) Prior to commencement of the development hereby approved, details shall be

submitted to and approved in writing by the Council, of the noise and vibration levels of existing and or proposed industrial/ commercial noise sources, building services plant including appropriate noise mitigation measures to ensure that the external noise level at the development site is 10dBA Leq below background LA90, as assessed according to BS4142:1997, with all machinery operating together and internal room and external amenity noise standards will be achieved

in accordance with BS 8233:1999. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

premises is not adversely affected by noise/ vibration from industrial/ commercial noise sources, in accordance with Policy EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

submitted to and approved in writing by the Council, of an enhanced sound insulation value DnT,w for the floor/ceiling /wall structures separating different types of rooms/ uses in adjoining dwellings, namely e.g. living room and kitchen above/below or abutting bedrooms of separate dwelling. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

To ensure that the amenity of occupiers of the development site is not adversely

affected by noise, in accordance with Policy EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

submitted to and approved in writing by the Council, of the external noise level emitted from plant/ machinery/ equipment and mitigation measures. The measures shall ensure that the external noise level emitted from plant, machinery/ equipment will be lower than the lowest existing background noise level by at least 10dBA, as assessed according to BS4142:1997 at the nearest and/or most affected noise sensitive premises, with all machinery operating together. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

To ensure that the amenity of occupiers of surrounding premises is not adversely

affected by noise from mechanical installations/ equipment and their uses, in accordance with Policy EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

20) Prior to commencement of the development hereby approved, details of anti-

vibration measures shall be submitted to and approved in writing by the Council. The measures shall ensure that [machinery, plant/ equipment] [extract/ ventilation system and ducting] are mounted with proprietary anti-vibration isolators and fan motors are vibration isolated from the casing and adequately silenced. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

affected by vibration, in accordance with Policy EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

submitted to and approved in writing by the Council, of proprietary anti-vibration mounts and/or other mitigation measures for the isolation of exercise equipment and loudspeakers. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

premises is not adversely affected by noise and/or vibration transmitted through the building structure and/or emitted to external amenity areas, in accordance with Policy EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

22) Prior to commencement of the development hereby approved, details of external

artificial lighting shall be submitted to and approved in writing by the Council. Details shall demonstrate that vertical illumination of neighbouring premises is a maximum of 10lux at ground floor and 5lux at first floor level. The recommendations of the Institution of Lighting Professionals in the `Guidance Notes For The Reduction Of Light Pollution 2005' shall also be met with regard to glare and sky glow. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

affected by lighting, in accordance with Policy EN20C and EN21 of the Unitary Development Plan, as amended 2007.

23) Prior to commencement of the development hereby approved, a demolition

method statement and a construction management plan shall be submitted to and approved in writing by the Council. Details shall include control measures for dust, noise, vibration, lighting, delivery locations and working hours. Approved details shall be implemented throughout the project period.

affected by dust from the building site, in accordance with Policy EN20A, EN20B, EN20C and EN21 of the Unitary Development Plan, as amended 2007.

24) Notwithstanding the provisions of the Town and Country Planning (General

Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting that Order with or without modification), no aerials, antennae, satellite dishes or related telecommunications equipment shall be erected on any part of the development hereby permitted, without planning permission first being granted.

To ensure that the visual impact of telecommunication equipment can be

considered, in accordance with Policy EN2, and EN8 of the Unitary Development Plan, as amended 2007.

25) Notwithstanding the provisions of Classes A, B, C, D, E, F and G of Part 1 of

Schedule 2 to the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008, no development within the curtilage of a dwelling house which forms part of the overall development hereby approved shall be carried out without the prior permission of the Council, obtained through the submission of a planning application.

In the interests of the living conditions of neighbouring properties within the development, in accordance with policies EN8 and EN8B of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

26) Details of a communal satellite system to be placed on the top of each of the buildings to serve all residents in that building shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The communal satellite system shall remain in operating order for the lifetime of the development.

considered, in accordance with Policy EN2, and EN8 of the Unitary Development Plan, as amended 2007.

27) Details of the measures to be incorporated into the design of the development to

enable the operation of emergency services communications equipment throughout all levels of the scheme shall be submitted to and approved by the Council prior to the commencement of each phase of the development, other than site preparation works or site remediation, and the detail as approved shall be implemented in accordance with an agreed scheme prior to the occupation of that relevant phase of the development.

To ensure that emergency services communications equipment functions

effectively throughout the development in accordance with policy 7.13 of the London Plan.

28) Prior to commencement of any phase of development, details of measures to

accord with the Metropolitan Police `Secure by Design¿ scheme shall be submitted to and approved in writing by the Council. Such details shall include, but not be limited to, CCTV coverage, access controls, basement security measures, and means to secure the site throughout construction. Development shall proceed in accordance with the approved details and measures shall be retained thereafter.

To ensure that the development incorporates suitable design measures to

minimise opportunities for, and the perception of, crime, in accordance with policies 7.3 and 7.13 of the London Plan and policy EN10 of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

29) Prior to the commencement of development, other than site preparation or

remediation, a strategy for the provision of children’s playspace on the site shall be submitted to and approved in writing by the Council that details the type of play equipment to be installed. The details proposed shall be implemented as approved and retained thereafter.

To ensure the suitable provision of playspace and incidental play opportunities for

children throughout the development, in accordance with policy 3.6 of the London Plan and policy EN23B of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

30) Prior to the commencement of each building of development, details of compliance

with lifetime homes standards for the residential units and of the provision of 10% of the residential units to wheelchair housing standard or accessible to this standard, shall be submitted to and approved in writing by the Council. The Development shall accord with the details as approved and shall be permanently retained thereafter.

To ensure that the development provides for the changing circumstances of occupiers and responds to the needs of people with disabilities, in accordance with policy 3.8 of the London Plan and policy HO6 of the London Borough of Hammersmith and Fulham UDP (as amended 2007).

31) No development shall commence prior to the submission and approval in writing

by the Council of full details of the proposed hard and soft landscaping of the site, including planting schedules and details of the species, height and maturity of any trees and shrubs and proposed landscape maintenance. The approved scheme shall be implemented in the next winter planting season following completion of the building works, or before the occupation and use of any part of the buildings, whichever is the earlier, and the landscaping shall thereafter be retained and maintained in accordance with the approved details.

To ensure a satisfactory external appearance in accordance with policies EN2,

EN8 and EN26 of the Unitary Development Plan, as amended 2007. 32) Any tree or shrub planted pursuant to approved landscape details that is removed

or severely damaged, dying or becoming seriously diseased within 5 years of planting shall be replaced with a tree or shrub of similar size and species to that originally required to be planted.

To ensure a satisfactory provision for planting, in accordance with policies EN2,

EN8 and EN26 of the Unitary Development Plan, as amended 2007. 33) No plant, water tanks, water tank enclosures or other structures, that are not

shown on the approved plans, shall be erected upon the roofs of the buildings hereby permitted.

To ensure a satisfactory external appearance, in accordance with Policy EN2, and

EN8 of the Unitary Development Plan, as amended 2007. 34) No plumbing or pipes, other than rainwater pipes on the approved elevations, shall

be fixed on the external faces of the buildings. To ensure a satisfactory external appearance, in accordance with Policy EN2, and

EN8 of the Unitary Development Plan, as amended 2007. 35) Details of all proposed boundary treatments, means of enclosure to ground floor

private amenity space and gates shall be submitted to and approved in writing by the local planning authority. The approved boundary treatments, means of enclosure and gates shall be implemented before the development is occupied and shall be retained thereafter for the lifetime of the development.

To ensure a satisfactory external appearance, in accordance with policy EN2, EN3

and EN8 of the Unitary Development Plan, as amended 2007. 36) No impact piling shall take place until a piling method statement (detailing the type

of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in

consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

The proposed works will be in close proximity to underground water and sewerage

utility infrastructure and the condition is necessary to ensure that these are protected during construction, in accordance with policies 5.14 and 5.15 of the London Plan (2011).

37) The development hereby permitted shall not commence prior to the submission

and approval in writing by the Council of details in plan, section and elevation (at a scale of not less than 1:20) of typical bays including detail of cladding, fenestration, balconies and entrances for each of the buildings, and no part of the development shall be used or occupied prior to the completion of that part of the development in accordance with the approved details.

To ensure a satisfactory external appearance and to prevent harm to the

streetscene, in accordance with Policy EN2, EN3 and EN8 of the Unitary Development Plan, as amended 2007.

38) The development hereby approved shall not be occupied until the existing access

has been closed, the highway reinstated and the new access has been constructed in accordance with the permitted plans.

To confine access to the permitted points in order to ensure that the development

does not prejudice the free flow of traffic or conditions of general safety along the neighbouring highway and to comply with the Policies TN6 and TN8 of the Unitary Development Plan, as amended 2007.

39) No deliveries to or from the Site in connection with the site preparation or

construction works shall take place outside the hours of 8 am and 6 pm on Mondays to Fridays and 8 am and 1 pm on Saturdays and no such deliveries shall take place at all on Sundays or public holidays.

premises is not adversely affected by noise, in accordance with Policy EN20A, EN20B, EN21, TN5, TN13 and Standard S21 of the Unitary Development Plan, as amended 2007.

40) The development permitted by this planning permission shall only be carried out in

accordance with the approved Flood Risk Assessment (FRA) and the following mitigation measures detailed within the FRA:

Limiting the surface water discharge rate of the 100yr critical storm by 70% Finished floor levels are set no lower than 4.6 m above Ordnance Datum

(AOD). To prevent flooding by ensuring the satisfactory storage of surface water from the

site and to reduce the risk of flooding to the proposed development and future occupants in accordance with London Plan Policies 5.11, 5.13, 5.14 and 5.15, PPS25.

41) Piling or any other foundation designs using penetrative methods shall not be

permitted other than with the express written consent of the Council, which may be

given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

To ensure protection of controlled waters in accordance with policy 5.21 of the

London Plan and policy CC4 of the emerging Core Strategy. 42) Prior to the commencement of development, other than site preparation or

remediation, details of the mail boxes for the flatted dwellings on Carnwath Road shall be submitted to and approved by the Council before any work in connection with the development is carried out and the development shall not be carried out otherwise than in accordance with any such approval given.

To ensure the proposed development will provide adequate mail facilities for all

residents, in compliance with Policy EN2, EN3 and EN8 of the Unitary Development Plan, as amended 2007.

43) The details of sustainable development measures relating to the buildings hereby

approved, including use of renewable technologies and the CO2 reduction achieved shall be submitted to and approved in writing by the Council, prior to any works to that building, are begun. The development shall be implemented in accordance with the approved details unless otherwise agreed in writing by the Council and the details shall be maintained in working order for the lifetime of the development.

In the interests of sustainability, in accordance with Policies 5.1, 5.2, 5.3, 5.6, 5.7,

5.8, 5.9 of the London Plan and the Council's adopted Energy SPD. Justification for Approving the Application: 1) 1. Land use: The proposed development is in accordance with the Council’s

aspirations for the area and the principle of residential-led redevelopment will make effective use of previously under-utilised land. The dwelling mix, tenure split and level of affordable housing would be in accordance with adopted and emerging policies in the London Plan.2.18, 3.3, 3.4, 3.7, 3.10, 3.11, 3.12, 3.13, 3.16, 7.27 and 7.28 of the London Plan (2011) and policies G8, HO6, EN32, EN34A, EN35 and SH11 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policies H1, H2, H3, C, CF1, CS8, HTC and RTC1 of the emerging Core Strategy.

2. Design: The proposed development would be a high quality development

which would make a positive contribution to the riverside, providing a vibrant new urban quarter in this part of the Borough. The proposal preserves and enhances the character and appearance of the adjoining conservation areas, heritage assets and listed buildings. The development would therefore be acceptable in accordance with Policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, 7.7, 7.8, 7.21, 7.27 and 7.30 of the London Plan (2011) and policies EN2, EN3, EN8, EN25, EN31, EN31X, EN32 and EN35 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policies BE1, RTC1 and HTC of the emerging Core Strategy.

3. Residential Amenity and Impact on Neighbouring Properties: The impact of the

proposed development upon adjoining occupiers is considered acceptable with no

significant worsening of air quality, undue noise, overlooking, loss of sunlight or daylight to cause undue detriment to the amenities of neighbours. In this regard, the development would respect the principles of good neighbourliness. The development would therefore be acceptable in accordance with Policies G3, EN10, HO6, EN8, EN20A, EN23, EN23B and Standards S5A.1, S5A.2, S6, S7.1, S7A, S13.1, S13.2 and S13.3 of the London Borough of Hammersmith and Fulham UDP (as amended 2007), and policies H3 and CC4 of the emerging Core Strategy.

4. Transport: Subject to a satisfactory legal agreement there would be no

adverse impact on traffic generation and the scheme would not result in congestion of the road network. Satisfactory provision would be made for cycle parking. Adequate provision for storage and collection of refuse and recyclables would be provided. The development would therefore be acceptable in accordance with Policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.13 of the London Plan (2011) and policies TN4, TN5, TN6, TN8, TN13, TN15, TN21, TN28 and Standards S18, S19, S20, S21 and S23 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policy T1 of the emerging Core Strategy.

5. Access: The development would provide a safe and secure environment for all

users. The development would therefore be acceptable in accordance with Policy EN10 of the Unitary Development Plan as amended 2007, and the Council's adopted supplementary planning document 'Access for all'.

6. Sustainability: The proposed development has been designed to meet the

highest standards of sustainable design and construction, also utilising renewable energy technology. The proposal would thereby seek to reduce pollution and waste and minimise its environmental impact. The development would therefore be acceptable in accordance with Policies 5.1, 5.2, 5.3, 5.6, 5.7, 5.8, 5.9, 5.11, 5.12, 5.13, 5.14, 5.15 and 7.19 of the London Plan (2011) and policies G0, EN28A, EN29 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policies CC1, CC2, H3, OS1 and RTC1 of the emerging Core Strategy

7. Land Contamination: The application proposes that the site would be

remediated to an appropriate level for the sensitive residential and open space uses. The proposed development therefore accords with policy 5.21 of the London Plan (2011) and policy CC4 of the emerging Core Strategy.

8. Archaeology: The site is located within and Archaeological Priority Area and a

condition will secure the implementation of a programme of archaeological work in accordance with a written scheme of investigation. The proposed development therefore accords with policy 7.8 of the London Plan (2011), policy EN7 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policy BE1 of the emerging Core Strategy.

9. Flood Risk: A Flood Risk Assessment (FRA) has been submitted and has

considered risks of flooding to the site and adequate preventative measures have been identified. The development would therefore be acceptable in accordance with Planning Policy Statement (PPS) 25 and London Plan policies 5.11, 5.13, 5.14.

10. Planning Obligations: The application proposes that its impacts are mitigated by way of financial contributions to fund improvements that are necessary as a consequence of the development. The proposed development would therefore mitigate external impacts and would accord with policy 8.2 of the London Plan (2011), policy EN23 of the London Borough of Hammersmith and Fulham UDP (as amended 2007) and policy CF1 of the emerging Core Strategy.

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LOCAL GOVERNMENT ACT 2000 LIST OF BACKGROUND PAPERS

All Background Papers held by Michael Merrington (Ext: 3453): Application form received: 25th May 2011 Drawing Nos: see above Policy documents: The Revised London Plan 2008

Unitary Development Plan as amended September 2007. Consultation Comments: Comments from: Fulham Society Hammersmith & Fulham Historic Buildings Group Fulham Society Environment Agency - Planning Liaison Hammersmith & Fulham Historic Buildings Group English Heritage London Region Thames Water - Development Control Environment Agency - Planning Liaison Crime Prevention Design Advisor - Hammersmith English Heritage London Region

Dated: 07.09.11 25.09.11 04.07.11 07.09.11 18.08.11 13.09.11 11.07.11 01.08.11 01.08.11 19.07.11

Neighbour Comments: Letters from: Dated: 59 Clancarty Road London SW6 3AH 22.06.11 70 Burnfoot Avenue London SW6 5EA 01.07.11 NAG 07.07.11 Flat B 342 Wandsworth Bridge Road London SW6 2TZ 01.07.11 21 Broomhouse Dock Carnwath Road Fulham SW6 3EH 22.07.11 8 Broomhouse Dock Carnwath Road London SW6 3EH 06.07.11 28 Hugon Road London SW6 3EN 26.06.11 16 Daisy Lane London SW6 3DD 08.07.11 64 Peterborough Road London SW6 3EB 10.07.11 Flat 12 Broomhouse Dock Carnwath Road SW6 3EH 09.09.11 Flat 12 Broomhouse Dock Carnwath Road SW6 3EH 27.06.11 19 Hurlingham Square London SW6 3DZ 11.07.11 41 The Piper Building Peterborough Road London SW6 3EF 27.07.11 25 The Piper Building Peterborough Road London SW6 3EF 11.07.11 NAG 30.06.11

--------------------------------------------------------------------------------------------------------------------- 1.0 BACKGROUND Site Description 1.1 The application site is formed of three adjoining parcels of land: 92 – 104 Carnwath Road, 106 – 116 Carnwath Road and 26 Sulivan Road. The site is situated at the western end of Carnwath Road where it meets Broomhouse Lane and is sandwiched between the southern side of Sulivan Rd to the north. 1.2 The site covers an area of approximately 0.78 hectares. The existing buildings provide 3,966m2 Class B(1) floorspace. Current employment on the site is 120 - 130 jobs, there are 37 existing car parking spaces on site. 1.3 The site contains a mix of commercial, light industrial and general industrial uses. Overall development across the site comprises a mix of predominately commercial and industrial buildings of no unified form or design. Various parcels of the site have been developed independently and on an ad hoc basis over time. The buildings are not listed and have little architectural character. 1.4 The site is generally flat and is serviced by a number of vehicular accesses on each street frontage. The site has a public transport accessibility level (PTAL) of 2 (poor). The Surrounding Area 1.5 The site directly adjoins an industrial estate on Sulivan Rd and Hitchcock & King Builder’s Merchant on Carnwath Road to the east. Further eastwards along Sulivan Road, and beyond, 2 and 3 storey Victorian, Edwardian and more modern housing dominates, as does the large expanse of South Park. Eastwards along Carnwath Road lies the Piper Building (up to 7 storeys), the vacant brownfield and potential Thames Tunnel sites of Whiffen and Hurlingham Wharves, Carnwath Road Industrial Estate, a retail warehouse, Philpott Square estate (5 storeys), and the shopping and commercial amenities of Wandsworth Bridge Road. 1.6 The site to the north at 50 Sulivan Road on the corner of Broomhouse Lane is a 5 storey commercial building with residential on the top 2 floors. Planning consent has recently been granted to convert the lower floors to residential which is yet to be implemented. Further north lies tennis courts, bowling greens, a kindergarten, the Hurlingham and Chelsea School, Sulivan Court Estate (up to 9 storeys), 2 and 3 storey Victorian and Edwardian housing and the amenities of New Kings Road. 1.7 Across Broomhouse Lane to the west of the site are the large grounds of the Hurlingham Club and Hurlingham park. To the south across Carnwath Road is Broomhouse Dock, adjoining the Dock lies a 5 storey flat building that faces the Thames. To the east of this building and to the south of the site, lies a development of 3 and 4 storey flat buildings and houses facing the Thames. Only the very corner of the site on Carnwath Road and Broomhouse Lane is visible from the Thames, however 2 mature trees adjoining the Thames obscure this view. 1.8 The site is within a short walking distance of five bus routes. The nearest bus service to the site is Route 424 which operates along Peterborough Road and Carnwath Road. Four other bus services can be accessed on either Wandsworth Bridge Road or Townmead Road.

1.9 The closest tube stations are Parsons Green and Putney Bridge on the District Line. Wandsworth Town rail station is within close proximity across Wandsworth Bridge and provides the nearest rail access with trains direct to Waterloo. Imperial Wharf Overground and rail station is further away along Carnwath Road and then Townmead Road. Planning History of Application Site 1.10 The recent planning history of the site has been limited to relatively minor applications involving change of use, extensions to buildings and advertisement consents. 1.11 In October 2010 and February 2011 Screening Opinions relating to the development subject to this application were issued by the Council in response to the proposed Screening Report submitted by the current applicant. The Screening Opinion outlined whether the Council viewed the development to be of more than local importance. In respect of potential wider regional impacts, it was considered that the proposed development would not be significantly greater in scale or in intensity of use, in comparison to the current site uses and scale. Furthermore, it was considered that the scale of development would not have wide-ranging environmental effects, and that the level of environmental sensitivity of the site is such that the potential impacts can be assessed individually, within the various documentation as part of the planning application. The Council concluded that an Environmental Statement was not required to be submitted with the planning application. Planning History of Adjoining Sites 1.12 At 50 Sulivan Road on 26 January 2011 planning consent was granted for the change of use of first and second floor from Office Use (Class B1) to Residential (Class C3) comprising of six x 3 bedroom self contained flats and two x 2 bedroom self contained flats, associated landscaping and bin storage at ground floor level; recladding and alterations to external elevations at ground, first and second floor levels of the existing building with the inclusion of double height bays at first and second floor levels on the east and south elevations. 1.13 At 50 Sulivan Road on 8 August 2011 planning consent was granted for the change of use of part of the ground floor from Class D2 (Gym) and Class B1 (Office) to two self-contained 2 bedroom flats, with associated re-cladding and alterations to the ground floor south and east facing elevations including the enclosure of the existing loading bay. The consent was issued almost 2 months after the application subject to this committee report was validated. Application Description 1.14 This full detailed planning application is for the demolition of existing buildings and the erection on Carnwath Road of 1 x part 4, part 5, part 6 storey building and 1 x part 1, part 5, part 6 storey building, plus basement car park and residents gym to provide 135 apartments and one single, 4 storey family dwelling; and the erection on Sulivan Road of two parallel blocks containing 13 x terraced, mews style houses of 3 storeys plus mansard roof; with associated car parking (140 spaces), cycle parking (172 spaces, plus 8 visitor spaces), motor cycle parking (6 spaces), landscaping and amenity space including children's play area. 1.15 Block A is a ‘U’ shaped apartment building that would front Carnwath Road, it is predominantly 5 storeys with a setback 6th floor from the façade. The building wraps

around the corner of Broomhouse Lane in a curved fashion and is set well back from the corner frontage. Attached to the end of the building on Broomhouse Lane would be a 4 storey house. A communal, internal courtyard garden is proposed along with private gardens to the ground floor apartments and house. 1.16 Block B is the other ‘U’ shaped apartment building that would front Carnwath Road on the eastern side of the site, it’s also predominantly 5 storeys with a setback 6th floor from the façade. A communal, internal courtyard garden is proposed along with private gardens to the ground floor apartments. To the north of the communal garden adjoining the site’s northern boundary a children’s play area is proposed. A bicycle store is located on the eastern side of the building, adjoining the eastern boundary. 1.17 The apartments will have direct access to private amenity space in the form of either ground floor gardens or upper floor balconies. 1.18 Vehicle access to the basement car park would be taken from Carnwath Road on the site’s eastern boundary. The basement car park would also contain motor cycle parking, bicycle parking, refuse storage, residents gym, plant equipment, 5 stair and lift cores and two toilets. 1.19 There would be 4 main entrances to the apartment buildings from Carnwath Road / Broomhouse Lane, while a large number of ground floor apartments would also be accessible directly from the street through front doors via gates in the front fence. 1.20 Between the two Carnwath Road buildings a pedestrian link is proposed through the site connecting Sulivan Road to Carnwath Road during daylight hours. 1.21 There would be 4 visitor cycle parking stands at the Carnwath Road entrance to this link along with an on-street servicing lay-by. 1.22 On the Sulivan Road frontage a row of 6 terrace houses is proposed behind which will be 16 car parking spaces followed by a row of 7 terrace houses parallel to those on Sulivan Road. The two rows of houses will be of 3 storeys plus mansard roof, mews in styling and all have ground floor gardens. Vehicle access to the mews car parking will be taken from Sulivan Road adjoining the site’s eastern boundary. 1.23 The predominant building material proposed across the development is yellow London stock brick. 1.24 The proposed dwelling mix is illustrated below:

Number of Bedrooms

Number of Units

Percentage of Total

Manhattan 22 15% One 16 11%

Two 87 58% Three 10 7% Four 13 9% Five 1 0.01% Total 149 100%

The affordable housing mix will be 22 x Manhattans 5 x 1 beds and 3 x 2 beds all of these units will be in intermediate discount market sale (DMS) format. The affordable units comprise 20% of the units within the scheme. Amendments 1.25 Following consultation and negotiations with Officers, amenity groups and residents minor amendments to the application have been submitted comprising:

• The addition of further front doors to ground floor apartments facing Carnwath Road;

• The addition of a small number of windows to 5 ground floor apartments;

• Reduction in height of the Carnwath Road front hedge;

• Introduction of more gates into the Carnwath Road fence;

• Alteration of window design on Sulivan Road houses;

• Re-location of basement wheelchair car parking closer to the lift cores; 2.0 PUBLICITY AND CONSULTATIONS Pre-Application Consultation 2.1 A Statement of Community Involvement (SCI) has been submitted with the application. The SCI details the lengthy public consultation exercises undertaken by the Applicant over a number of years prior to the submission of the planning application. This includes pre-application meetings with Council officers, a number of stakeholder/resident workshops, and a number of public exhibitions. Application Consultation 2.2 The application was advertised by way of press and site notices, and letters sent to individual properties in the surrounding streets and statutory consultees in June 2011. 2.3 The following is a summary of comments that have been received from local resident groups: 2.4 The Fulham Society

• Generally welcome the development of the area, which has been crying out for it for some years. Hopefully this will be succeeded by further development following the principles set out in the Fulham Riverside SPD.

• Like the traditional style.

• Happy with the amendments made to the elevations, which are considered to enhance the appearance of the development

• Careful thought should be given to the provision of shops, better public transport links and employment provision.

• Where possible, real stone paving should be used rather than reconstituted stone.

• All the communal spaces in the development should be shared by the local community.

• The pedestrian route through the development should be more open and welcoming, rather than private and exclusive.

• Street lighting should follow the Conservation Street Smart guidelines.

• As much natural planting as possible should be encouraged. 2.5 Hurlingham Reach Residents Association (Broomhouse Dock)

• In favour of proposal for a residential development on industrial site, in general.

• Need to ensure that the proposal is consistent with key provisions and requirements of the draft South Fulham Riverside SPD.

• The two large blocks of flats in the proposed development have too many storeys, too large a footprint and are too close to Carnwath Road. They need to be set back from Carnwath Road to preserve a sense of light and open space.

• Concerned about the lack of public space set aside in the proposed development and the lack of possibilities for some commercial space.

• Insufficient car parking spaces proposed could result in increased traffic on an already over-congested road.

• Better local bus service needed.

• Proposed open space is not commensurate in size with the intensity of use of the proposed development.

• More could be done in terms of water conservation.

• Concern about noise and air pollution during the construction work. 2.6 Hammersmith and Fulham Historic Buildings Group

• Not against a change of use from employment to residential, but we would like to be assured that the Council will take into account the need for jobs in the area.

• The building is too tall, does not have an active frontage and will not provide a sufficiently friendly and welcoming streetscape.

• Concerns about the relationship of this proposed development to Broomhouse Drawdock, which the group considers to be an important heritage asset. The development will be too dominating in its relationship and intrude on its appreciation.

• The proposal is out of scale with the drawdock and the boundary wall with the listed Grade II* Hurlingham Club.

• The walk way through the development is not clearly designated as a public route.

• There should be improvements to the Streetscene and the Riverside Walk including tree planting.

2.7 The Disability Forum

• The DF welcomes the provision of 10% blue badge spaces in the car park, but would recommend that they would be better sited around the lift cores than their present locations.

• We are disappointed that there is no social or affordable housing provided on the site although we note there is some discount market sale proposed.

• The lifts should be useable in the event of a fire.

• There should be contrasted tactile edging for the proposed water feature particularly to assist blind and visually impaired people as well as young children.

• The DF hopes that the transport provision for residents to reach surrounding amenities will be assessed properly.

• The DF is concerned at the stepped access to the front of the proposed dwellings on Sullivan Road and wonder if the rear level access as suggested at the moment is the best approach.

2.8 Friends of South Park

• Would like some S106 contribution towards South Park. Statutory Agencies and Organisations 2.9 Crime Prevention Design Advisor – Metropolitan Police

• The public route through the site between Carnwath Road and Sulivan Road would allow legitimate access to the rear of the mews properties and the resident’s vehicles for a criminal. However, it is understood that the basement car park will be gated to preventing unauthorised access.

• Underground car park should be access controlled.

• Conditions recommended for doors, windows, letter boxes, access control and lighting.

• CCTV recommended.

• Bicycle parking should be sub-divided into block by block cages.

• The basement car park interior walls should be painted white, the ceiling should be designed as flat as possible to maximise effectiveness of lights.

2.10 English Heritage

• No objection subject to a condition and informative. 2.11 Environment Agency

• No objection subject to conditions. 2.12 Thames Water

• No objection subject to a condition and an informative. 2.13 TfL

• The vehicle trip generation estimate and methodology is acceptable.

• TfL will work with the Borough towards seeking an appropriate contribution from the development towards the local transport infrastructure improvements, including capacity at the Wandsworth Bridge Road/Carnwath Road/Townmead intersection and improvements to bus routes.

• Welcome that electric vehicle charging in line with London Plan Policy is proposed; this should be secured by condition or within the Section 106 agreement.

• The proposed provision of 0.9 parking spaces per residential unit is within the maximum standards set out in the London Plan. A lower level of on-site parking should be considered to encourage sustainable transport choices and to help reduce congestion on the local highway network.

• A full Travel Plan must be secured, monitored, funded and enforced through the s106 agreement.

• A condition should request the submission of a Construction Logistics Plan, which should seek to minimise highway and traffic impact during the course of construction of the scheme.

2.14 A total of 13 responses were received from local residents, with all 13 objecting to the proposed development. 2.15 Objection was made to the application on the common themes below, the numbers in brackets indicate how many residents raised that particular concern:

• The height is too tall (8).

• Inactive frontage, fortress like gated fencing and not enough front doors or front gardens (6).

• The footprint of the Carnwath Road buildings are too big, a finer urban grain is needed (4).

• Would like a local shop (3).

• Increase in traffic (2).

• Better public transport infrastructure needed (2).

• Density is excessive (2).

• No public open space provided (2).

• The public link through the site appears private (2).

• Result in overlooking (2).

• Negative impact on historic Broomhouse Drawdock (1).

• A more modern architectural design is needed (1).

• A more traditional architectural design is needed (1).

• S106 money for South Park is needed (1).

• Loss of outlook and views (1).

• New road design in local area should be for local residents not through traffic, they should also better accommodate pedestrians and cyclists (1).

• The Thames Path should be opened up to the street (1).

• Negative impact on Conservation Area (1). 2.16 Support for the regeneration of the site was stated in one letter, but objection made on the specific form of development proposed. 2.17 Design Review Panel

• There has clearly been extensive design development in regard to this project, however we feel the design has not been supported by the drawings/information showing the design in context. It would be beneficial to further provide detail regarding the buildings in terms of height, bulk and mass; this information also needs to show the surrounding buildings and context.

• The link through the site could benefit the use of the area in relation to permeability. It would be interesting to identify further opportunities and develop the nature and character of the north-south space that at present could just end up as an access, road.

• Uncomfortable in relation to the architecture at this stage. Whilst the panel recognises that the intent of the proposals incorporates good materials and quality design there is a serious concern it is formulaic and just does not relate to the site and context. The buildings need to interact with its surroundings and should ultimately reflect more clarity and identity, a more contemporary, subtle approach that captures some of the architectural characteristics of the wider area could be a possible direction.

• The panel are very keen to see some opportunity maintained for commercial activity at ground floor and would also welcome a lot more street frontage access and activity.

3.0 PLANNING CONSIDERATIONS 3.1 The key issues can be summarised as follows:

• Principle of Land Use

• Housing

• Urban Design

• Impacts on Surrounding Properties

• Open Space

• Transport

• Air Quality

• Noise Impact

• Contamination

• Flood Risk and Drainage

• Environmental Sustainability

• Archaeology

• Planning Obligations

Principle of Land Use 3.2 National Planning Policy Statement (PPS) 1 (Delivering Sustainable Development) requires local authorities to promote more efficient use of land through higher density, mixed use development and the use of suitably located previously developed land and buildings. The London Plan also seeks to ensure that proposals achieve the optimum intensity of use that remains compatible with the local context and is well served by public transport. 3.3 The site is identified for residential led regeneration within the draft South Fulham Riverside Supplementary Planning Document. Within the UDP it is designated an Archaeological Priority Area and Thames Policy Area, it also lies within Flood Zone 3. 3.4 The site is the subject of the following site specific designations in the Emerging Core Strategy: South Fulham Riverside Regeneration Area, Thames Policy Area, and Archaeological Priority Area. The emerging Core Strategy advises that development sites within this area should be redeveloped for predominantly residential purposes and contribute to the South Fulham Riverside target of 2,200 additional dwellings by 2032. Therefore, in principle, the proposed residential development would be in accordance with the key objectives for this site as identified in the emerging Core Strategy. 3.5 To the south on the opposite side of Carnwath Road is the Sands End Conservation Area, the Thames River which is a Nature Conservation Area and Broomhouse Dock which is a Building of Merit on the Local Register. Across Sulivan Road to the north lies the Hurlingham Conservation Area and UDP designated Open Space. To the west across Broomhouse Lane lies the Hurlingham Conservation Area along with UDP designated Metropolitan Open Land, Open Space, and Nature Conservation Area. The existing Thames Path currently runs along Broomhouse Lane to the west. 3.6 The emerging Core Strategy has progressed through Examination in Public and a binding Inspector’s Report has been received which has found the Core Strategy sound subject to minor amendments. As such, significant weight can now therefore be afforded to the emerging Core Strategy policies. The emerging Core Strategy will be presented to Full Council for adoption on 19 October 2011. The draft South Fulham Riverside SPD will be going out to its second and final public consultation early next year. 3.7 According to the policy context the site should be developed for housing together and, if viable, small scale shops catering to local need. Development should:

• Be of the highest urban design quality, providing a high quality public realm;

• Provide for a high level of connectivity and permeability;

• Respect the setting, architecture and historic context of the wider area;

• Be at an appropriate height of 4 to 7 storeys. Additional height could be accommodated in specific places at South Fulham Riverside, but should not exceed 10 storeys.

• Use brick as a material element.

• Contribute to local strategic transport infrastructure improvements identified by the draft South Fulham Riverside SPD, and towards physical and social infrastructure needs in the area to be determined by the Council’s Delivery and Infrastructure Funding Study.

3.8 One of the key objectives identified in the draft South Fulham Riverside SPD is to bring vacant and underused sites into use for residential led mixed use development optimising regeneration opportunities and providing a choice of housing options. 3.9 The proposed emerging Core Strategy policy and SPD for the South Fulham Riverside Regeneration Area seeks to also promote floorspace for day to day shopping in the area. The provision of a retail unit within the scheme has been investigated by the applicant, but it was not considered to be viable by potential occupiers. Officers acknowledge the limited retail facilities in the surrounding streets, but concur that the pedestrian footfall adjoining the site may not sustain an additional retail use, even following the completion of the development. Given the sites’ relatively isolated location at the far western end of the Regeneration Area officers consider that the site would be unlikely to viably sustain any retail floor space. Retail facilities are however available within walking distance at Sulivan Court, Peterborough Road and on Wandsworth Bridge Road. The draft South Fulham Riverside SPD identifies the junction of Peterborough Road and Carnwath Road as a potential node where future redevelopment could incorporate day to day retail facilities. 3.10 There are no policies within the UDP that require continuation of the former employment uses on the site. It is clear that the site is suitable for residential development, which is accepted in emerging policy, furthermore the draft South Fulham Riverside SPD aims to guide employment uses to other more accessible locations in the area. The recently published draft National Planning Policy Framework, which is not adopted policy but a material consideration, states that ‘Planning policies should avoid the long term protection of employment land or floorspace, and applications for alternative uses of designated land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses.’ (para.75). It is acknowledged in the draft South Fulham Riverside SPD that a net increase in employment uses is to be delivered in other more accessible sites in the area and so the net less on this particular site can be accepted. 3.11 The proposed residential land use in principle, is considered to comply with the land use policies and guidance set out in the emerging Core Strategy and draft South Fulham Riverside SPD, which are the most up to date and relevant policy documents encapsulating this site. Housing 3.12 PPS3 (Housing) emphasises the importance of increasing the delivery of homes and seeks to create mixed and balanced communities through encouraging the provision of a wide range of well designed housing (including affordable housing) to meet a variety of needs. Paragraph 41 sets a national target for 60% of new homes to be built on previously developed land. The document states that housing should be located in close proximity to community facilities, access to jobs, key services and infrastructure to assist in the creation of sustainable communities. 3.13 Policy 3.3 (Increasing London's Supply of Housing) of the London Plan sets minimum borough targets for housing provision up to 2021. The policy specifies a 10 year minimum target for LBHF of 6,150 dwellings, and an annual monitoring target of 615 dwellings. policy 3.4 (Optimising Housing Potential) requires new development to optimise the intensity of use of sites, taking into account the local context and character, design principles and public transport accessibility, consistent with the development density guidance that is provided in Table 3.2.

3.14 Emerging Core Strategy policy H1 reflects the guidance of the London Plan housing target and explains that one of the ways to address this, is by way of the development of brownfield sites such as that proposed. Meanwhile policy HO6 of the LBHF UDP requires new residential development to provide a mixture of units to meet the needs of family and non-family households. 3.15 The construction of 149 dwellings would provide a sizeable contribution towards achieving the Borough’s housing targets. As detailed in the Density section of this report, the proposed development is considered to optimise the use of the site. Accordingly, in addition to the compliance with the emerging Core Strategy directive for the South Fulham Riverside Regeneration Area, the provision of housing on the site is therefore considered to be consistent with the applicable London Plan policy guidance. 3.16 The dwelling mix, as detailed earlier in the report, proposes a range of unit sizes, including significant provision of two bedroom and larger family sized units. The dwelling mix is considered to meet the policy requirement for the provision of a range of unit sizes within new development. Density 3.17 According to policy H3 (Housing Quality and Density) of the emerging Core Strategy LBHF will expect all housing development to respect the local setting and context, provide a high quality residential environment, be well designed and energy efficient in line with the requirements of the Code for Sustainable Homes, meet satisfactory internal and external space standards, and (subject to the size of scheme) provide a good range of housing types and sizes. Acceptable housing density will be dependent primarily on an assessment of these factors, taking account of London Plan policies and subject to public transport and highway impact and capacity. 3.18 Policy 3.4 (Optimising Housing Potential) of the London Plan seeks to ensure that housing development achieves the maximum intensity of use while taking account of local context and character, public transport accessibility and the attainment of a high quality design. Density guidance is provided in Table 3.2, which outlines a density range of 200 – 450 habitable rooms per hectare (hrh) for sites with an urban location and a PTAL of 2. 3.19 The South Fulham Riverside SPD advocates a maximum density of 550 hrh and outlines that a density beyond 550 hrh would need to be satisfactorily justified by the developer through a Transport Assessment (TA). The SPD goes on to state that it’s important that appropriate contributions are received to assist in providing for the strategic transport improvements required in South Fulham Riverside. 3.20 At 591 hrh per hectare the proposed density is above the guideline in the London Plan and marginally above the guideline in the South Fulham Riverside SPD. However, the London Plan and GLA Interim Housing Supplementary Planning Guidance (April 2010) note that where proposals are made for developments above the relevant density range they must be tested rigorously, balancing concerns for overall housing output against policies which are relevant to higher density development. These include different aspects of ‘liveability’ related to proposed dwelling mix, design and quality, amenity provision and space, physical access to services, sustainable design and construction, car parking. In addition, the wider context of the proposal taking account of its contribution to local ‘place shaping’ is relevant.

3.21 The below discussion of the quality of proposed residential accommodation demonstrates that officers consider the proposals would deliver housing of an acceptable quality. Design is discussed under the Urban Design heading below and officers conclude that this is acceptable. Transport and open space issues are addressed in detail under the Transport and Open Space and Landscaping headings below and, subject to a number of recommended conditions and obligations, officers consider these aspects of the proposal to be acceptable. Sunlight and Daylight impacts are discussed under the Impacts on Surrounding Properties and were also considered to be acceptable. Given this, officers conclude that the proposed level of density is acceptable. Affordable Housing 3.22 London Plan policy 3.10 (Definition of Affordable Housing) defines affordable housing as including social rented and intermediate housing provided to specified eligible households whose needs are not met by the market and goes on to specify that affordable housing should also a) meet the needs of eligible households, b) include provisions for the unit to remain at an affordable price for future generations, and c) if these restrictions are lifted, for the subsidy to be recycled for alternative affordable housing provision. 3.23 The supporting justification to policy 3.10 defines the affordability requirements for intermediate housing and advises that these will be updated annually. Affordability is currently set at an upper annual income of £64,000 (as updated by the London Plan Annual Monitoring Report 7, February 2011), which translates to a maximum sale value of £224,000 (using a 3.5x income multiplier). 3.24 Policy 3.11 (Affordable Housing Targets) of the London Plan sets a London wide affordable housing target of at least 13,200 more affordable homes per year. The policy advises that 60% of new affordable housing should be provided for social rent and 40% for intermediate rent or sale, with priority accorded to the provision of affordable family housing. The second part of policy 3.11 relates to the establishment of Borough level affordable housing targets through LDF preparation that take account of a range of considerations that include the strategic target and local circumstances. 3.25 Policy 3.12 (Negotiating Affordable Housing on Individual Private Residential and Mixed Use Schemes) of the London Plan seeks negotiation to secure the maximum reasonable amount of affordable housing within new development taking account of the individual circumstances including development viability. Policy 3.13 (Affordable Housing Thresholds) outlines that affordable housing will normally be required on a site which has the capacity to provide 10 or more homes and that negotiations should take account of development viability. 3.26 The Homes & Communities Agency (HCA) good practice note 'Investment and Planning Obligations Responding to the Downturn' (August 2009) seeks the delivery of new affordable housing and outlines that where previously achievable affordable housing obligations in years past can not be viably supported in today’s market, a flexible approach to affordable housing through flexible management of planning obligations will be needed. 3.27 Emerging Core Strategy policy H2 (Affordability) sets a Borough wide target that 40% of all additional dwellings should be affordable. In recognition of the existing concentration of social rented properties in the Borough, the policy states a preference

for the provision of intermediate and affordable rented housing over social rented housing. In relation to the negotiation of affordable housing provision on individual sites, the policy identifies a range of relevant considerations, including scheme financial viability. 3.28 The application proposes an overall affordable housing provision of 30 units, representing 20% of the overall development. All of these units would be provided as intermediate, discount market sale (DMS), units. The details of the proposed provision is summarised in the following table:

Number of Units

DMS Sale Price

Affordability (Income)

Manhattan 1 £105,000 £30,000 Manhattan 1 £125,000 £35,714 Manhattan 1 £157,500 £45,000 Manhattan 1 £166,250 £47,500 Manhattan 1 £175,000 £50,000 Manhattan 8 £192,500 £55,000 Manhattan 2 £208,250 £59,500

Manhattan 3 £210,000 £60,000 Manhattan 4 £211,750 £60,500 1 Bed Flat 1 £224,000 £64,000 1 Bed Flat 4 £224,000 £64,000 2 Bed Flat 2 £224,000 £64,000 2 Bed Flat 1 £224,000 £64,000

3.29 The proposed affordable provision is below the affordable housing target of the emerging Core Strategy and the proposed tenure mix does not meet the desired mix of the London Plan. However, in light of recent HCA guidance advocating flexible approaches to the delivery of affordable housing, the proposed provision is considered to provide the most desirable affordable housing mix for the development. 3.30 The planning application was accompanied by a viability appraisal that was independently scrutinised by Lambert Smith Hampton, a surveying firm. Their assessment confirmed that the assumptions and conclusions of the applicant’s viability appraisal are reasonable. It is considered that the maximum level of affordable housing that could be provided is 20% as a higher level would not be viable and would prevent the proposed scheme from coming forward. 3.31 The affordable dwelling mix is considered to represent the best mix of units, in that it provides (Manhattan) units with increased subsidy to address household incomes below the maximum affordability threshold and also provides two bedroom units, with significant subsidy, suitable for small families. 3.32 In principle, the DMS product is considered to be an acceptable form of intermediate affordable housing. Effectively, the subject units are reduced in price to an agreed level of affordability, with the difference between this price and the market value transferred to the Council as covenanted equity. In this case, the proposed affordability level, which is aimed at incomes of between £30,000 and £64,000, accords with the London Plan affordability definition.

3.33 While the absence of social rented accommodation from the proposed affordable housing provision accords with policy H2 (Affordability) of the emerging Core Strategy, it falls below the London wide target set out in the London Plan. This variance from the desired tenure mix of the London Plan is, in this case, considered to be acceptable given the specific characteristics of the surrounding context. More specifically, a high demand exists within the Borough for intermediate housing that is not being addressed due to a shortfall in provision. The reasoned justification to policy H2 describes this shortfall as ‘severe’ with the total intermediate housing stock of the Borough equivalent to approximately 2% of the overall housing stock. The proposed tenure mix would therefore contribute to addressing this shortfall. 3.34 Compared with the overall stock of social rented accommodation in the Borough, which represents approximately 33% of the total housing stock, the desire to prioritise intermediate housing within affordable provision is also consistent with the creation of mixed and balanced communities complying with policy 3.9 (Mixed and Balanced Communities) of the London Plan. 3.35 Furthermore, in considering the requirement for a significant contribution towards transport infrastructure, officers consider that the amount of affordable housing provision is acceptable on balance. The draft South Fulham Riverside SPD (which has been informed by a transport study) seeks to ensure that the whole area is planned in a comprehensive and integrated manner. It advises that major transport interventions are required to facilitate the wider regeneration of the area, which is currently constrained by the existing highway and public transport network. In addition to the affordable housing provision, the applicant has agreed to provide substantial financial contributions towards highway improvements, which would not only be necessary to facilitate this proposal, but would also provide stimulus to the long term regeneration objectives of the wider area. 3.36 The proposed affordable housing provision is therefore considered to represent the maximum provision that the scheme can viably provide in accordance with both London Plan and emerging Core Strategy policies, with a tenure split that is considered to better reflect the Borough level (housing stock) circumstances than the London Plan guidance. Accordingly, the proposed affordable housing provision is considered to be acceptable. Urban Design 3.37 The overarching aim of PPS1 (Delivering Sustainable Communities) is the achievement of sustainable development, to be achieved by various means including the delivery of high quality development through good and inclusive design. PPS1 makes clear that design that is inappropriate in its context or which fails to take the opportunities available for improving the character and quality of an area should not be accepted. PPS5 (Planning for the Historic Environment) sets out the principles and guidance necessary for the assessment of the impact of development on heritage assets. It promotes the conservation of heritage assets. 3.38 London Plan policy 7.1 requires that all new development is of high quality that responds to the surrounding context and improves access to social and community infrastructure, contributes to the provision of high quality living environments and enhances the character, legibility, permeability and accessibility of the surrounding neighbourhood. Policy 7.2 requires that new development embraces the principles of

inclusive design. Policy 7.3 requires new development to incorporate crime prevention measures to provide a safe and secure environment. 3.39 Policy 7.4 of the London Plan requires that new development responds to the surrounding setting and provides a human scale and relationship with street level activity and is informed by the historic context. Policy 7.5 requires the provision of high quality public realm that is comprehensible at a human scale. Policy 7.6 requires development to be of high architectural quality that is of a scale that is compatible with the surrounding area that makes a positive contribution to the immediate, local and wider area. Policy 7.21 seeks the retention of existing trees of value with new development, and their replacement when lost. Policy 7.8 of the London Plan requires that development respects affected heritage assets by being sympathetic to their form, scale, materials and architectural detail. 3.40 The LBHF UDP has the following policies that are of relevance: Policy EN2 requires that new development preserves or enhances conservation areas. Policy EN3 requires that new development preserves the setting of Listed Buildings. Policy EN8 requires that new development is of a high standard of design that is compatible with the scale and character of existing surrounding development. Policy EN25 seeks the retention of trees with development and suitable replacement where removal is considered to be acceptable. 3.41 Policy EN31 of the UDP recognises the importance of the views from Wandsworth Bridge. Policy EN31x of the UDP advises that development will not be permitted in the Thames Policy Area unless it respects the riverside context. Policy EN34 encourages the provision of enhancement to the riverside walk with relevant development. 3.42 Emerging Core Strategy policy BE1 requires that all new development creates a high quality, accessible, urban environment that respects the surrounding setting, including heritage assets. Paragraph 3.7 goes into detail about the design aspirations for the site in the emerging Core Strategy and draft South Fulham Riverside SPD. Site and Context 3.43 The western part of the site is currently occupied by a builders' merchant which consists of a two storey modern showroom building in brick on the corner of Broomhouse Lane and Carnwath Road and a large brick storage building with pitched roofs which stretches eastwards along Carnwath Road. The Carnwath Road elevation of the storage building is largely blank brickwork equivalent to two storeys in height. The delivery yard is adjacent to the northern boundary with 26 and 50 Sulivan Road and is accessed from Broomhouse Lane. The eastern part of the site is occupied by a brick commercial building, two storeys on the street frontage and single storey with pitched roofs to the rear, with vehicular access from Carnwath Road. The northern part of the site is occupied by a single storey commercial building in brick with pitched roofs. 3.44 The site is not located in a Conservation Area. The existing buildings are not of any special architectural or historic interest and there are no objections to their demolition. 3.45 The site is located adjacent to the Hurlingham Conservation Area and adjacent to the Sands End Conservation Area. Nearby, Hurlingham House within the grounds of the Hurlingham Club is Grade II* listed and the Castle Club, Broomhouse Lane is Grade II listed. Broomhouse Drawdock which is on the Local Register of Buildings of Merit lies

opposite the site, from which there are views through to the River Thames. The site is located within the Thames Policy Area and the Broomhouse Archaeological Priority Area. 3.46 Proposals for the development of the site have been subject to extensive public consultation including two public exhibitions which has led to revisions to the initial design concept. The height, massing and total number of residential units has been reduced since the first proposal was exhibited. 13 houses have replaced an apartment block on the northern part of the site and a new pedestrian route has been created through the site from Sulivan Road to Carnwath Road with a new courtyard creating relief in the Carnwath Road frontage. The design of the current application has been further amended since it was submitted to take account of feedback received from residents and amenity groups in respect of the fenestration of the Sulivan Road houses and the boundary treatment on Carnwath Road. Design Review Panel 3.47 Whilst the Design Review Panel would have preferred a more contemporary design, they acknowledged the extent of public consultation and design development that has been undertaken and the intention to utilise high quality materials and provide a high quality of design. They also welcomed the provision of a pedestrian route through the site in order to create permeability through the local area. Scale, Massing and Layout 3.48 The height and layout of the buildings within the development is an important consideration to ensure an appropriate relationship with surrounding development and heritage assets. The development proposes a graduation up in height from three storey, plus mansard roof, mews style buildings on Sulivan Road to two part 4, part 5 buildings with setback 6th floors on Carnwath Road and Broomhouse Lane. 3.49 The height and massing of the proposals respects the height and scale of the residential hinterland to the north through the provision of two terraces of three storey houses with mansard roofs on the northern part of the site which fronts Sulivan Road, this also provides an appropriate transition between the height and massing of the 2 and 3 storey housing in Sulivan Road and the five storey post-war mixed use building at 50 Sulivan Road. A new 4 storey house fronting Broomhouse Lane also provides a transition between the height of the apartment block on the corner of Broomhouse Lane and Carnwath Road and 50 Sulivan Road. 3.50 The apartment blocks fronting Carnwath Road at five storeys and a set back additional floor provide an appropriate scale to Carnwath Road and are set back from the street behind private gardens. The massing steps up from Sulivan Road towards Carnwath Road in accordance with the design principles in the draft South Fulham Riverside SPD, and in acknowledgement of the height of the Piper Building on the north side of Carnwath Road and the Broomhouse Dock development on the south side. 3.51 At the corner of Broomhouse Lane and Carnwath Road the building is set back from the back edge of the pavement and incorporates a curved façade increasing the sense of openness at this junction and providing a strong feature in urban design terms which will enhance views from the river. 3.52 In terms of height the development would be compatible with the draft South Fulham Riverside SPD which states that 'west of Wandsworth Bridge Road, building

heights would generally be appropriate at 4 to 7 storeys' and that 'a fine grain development layout, related to the human scale is more important than any particular architectural style.' The height proposed across the site is not considered to result in a significant overbearing impact on any adjoining property, and is not considered to prejudice the satisfactory future development of any adjoining property in the South Fulham Regeneration Area. 3.53 The proposal will create permeability through the site with the introduction of a pedestrian route open to the general public from Sulivan Road to Carnwath Road via a landscaped central courtyard which will form a major feature of the development. Officers consider the pedestrian route to be open and inclusive and something that will draw people through the site. Courtyards to the east and west will provide private communal amenity space for occupiers of the apartments. The boundary treatment to Carnwath Road will be set back from the back edge of pavement to create a semi-circular public space at the front of the development with a semi-mature tree marking the entrance. 3.54 Officers acknowledge the concerns of the Met Police Crime Prevention Design Advisor, but consider that pedestrian permeability through the site is an important feature of the scheme for local residents and that the pedestrian route would be overlooked by windows new houses on the northern part of the site and by windows of the apartment buildings. The parking court would be overlooked by windows of the new houses in Sulivan Road. Gates at either end of the pedestrian route would be shut at night to provide greater security for residents of the development. Details of how the scheme will seek to achieve Secure by Design status will be required by condition. 3.55 Overall the scale, massing and layout are considered to satisfactorily meet the policy and emerging policy and SPD aspirations for this site. Views 3.56 UDP policy EN31 specifically refers to the views from Wandsworth Bridge, stating that this view should be protected from demonstrable harm. Views of the development have been assessed, and whilst the buildings would be visible from the bridge, they would not appear unduly prominent principally due to their appropriate scale and the design approach. Therefore, it is considered that the development would not appear unduly intrusive would not cause demonstrable harm in accordance with the aims and objectives of the policy. Architecture/elevational treatment 3.57 In terms of materials the development is proposed to be predominantly clad in yellow London stock brick above a rusticated render base, in parts this base will rise to 2 storeys in height to give emphasis to projecting bays and corner entrances. In the more recessive areas of the apartment block elevations the render rises through all floor levels. The applicant outlines that this will help to reflect light and further break up the mass. Windows will be white painted timber, while the window sills and heads, string courses and cornices are detailed in reconstituted stone. Primary larger openings are also framed with stone pilasters. Where roofs are pitched they are proposed to be clad in slate. 3.58 The proposed building materials are considered to be robust and high quality, and demonstrate that the images submitted for the scheme would be achievable. The muted tones of the colours and extensive use of brick is considered to ensure that the

development would not date easily. It is considered that the proposal demonstrates good quality architecture that will fit in well with the existing neighbourhood. 3.59 To reflect the feedback received from the local community during the pre-application consultation process the elevations have been changed from a modern style to something that is more traditional. The architectural success will be achieved through the quality of the materials used, therefore conditions will be attached to ensure the development utilises materials of the highest quality. 3.60 A number of residents raised concern about an inactive frontage, fortress like gated fencing and not enough front doors or front gardens to Carnwath Road. In response to these concerns the applicant lodged amended plans that increased the number of front doors, gates and gardens to the ground floor apartments facing Carnwath Road. The applicants have also undertaken to reduce the size of the hedging behind the front fence. These amendments are considered to satisfactorily address the concerns on this matter. 3.61 Overall the architectural/elevational treatment are considered to satisfactorily meet the policy and emerging policy and draft SPD aspirations for this site. Heritage 3.62 PPS5 (Planning for the Historic Environment) provides advice on identifying heritage assets and assessing the effect that a development will have on the significance of those assets and their settings. It promotes the conservation of heritage assets and encourages opportunities to better reveal their significance by enhancing their setting. 3.63 The setting of Broomhouse Drawdock, which is on the Local Register of Buildings of Merit and therefore an undesignated heritage asset would be preserved in accordance with policy HE8 of PPS5. The new building would provide an appropriate level of enclosure to the junction of Broomhouse Lane and Carnwath Road which is currently has a weak north eastern corner in urban design terms and through the use of a curved façade would orientate itself towards the Drawdock providing an active elevation and point of interest that would not harm views from the river. 3.64 The setting of the Sands End and Hurlingham Conservation Areas, which are designated heritage assets, would be preserved as would the setting of the statutory listed buildings at Hurlingham House and the Castle Club in accordance with Policy HE10 of PPS5 and UDP Policies EN2B and EN3. Standard of Accommodation 3.65 Policy 3.5 of the London Plan requires new residential development to provide a high quality living environment internally. Table 3.3 of this policy specifies unit sizes for new development. A caveat is included within the policy stating that development that does not accord fully with the policy can be permitted if it exhibits exemplary design and contributes to the achievement of other policy objectives. 3.66 Policy 3.8 of the London Plan requires new residential development to be built to lifetime homes standards, with ten percent of units designed to be wheelchair accessible or easily adaptable to this standard. Policy 7.3 advises that new development should seek to create safe, secure and appropriately accessible environments.

3.67 Strategic Policy G3 and policy EN10 of the LBHF UDP require new development to create a safe and secure environment. Policy HO6 requires, among other matters, 10% of new residential units to be designed to be suitable for occupation by wheelchair users. Standard S7A specifies minimum internal floorspace standards for new residential units. 3.68 Policy H3 of the emerging Core Strategy requires new residential development to provide high quality living conditions for future occupiers. 3.69 All of the proposed units have been designed to exceed the minimum dwelling size requirements outlined in Standard S7A of the UDP, and all but three of the units will exceed the minimum dwelling size requirements of Table 3.3 of the London Plan. The three units that are under the minimum size are only very marginally so at 1sqm, this is considered acceptable given that all of the other dwellings exceed the size requirements. 3.70 All of the proposed units have been designed to exceed these requirements and to comply with Lifetime Homes principles. In accordance with London Plan policy 3.8, 10% of the dwellings will be wheelchair accessible and 10% of the on site car parking bays will be designed to accommodate wheelchair bound drivers. The Crime Prevention Design Advisor has recommended conditions to ensure the satisfactory security of future residents in terms of access control to the buildings. 3.71 As required by the Equality Act 2010, the Council has had due regard for the potential of the proposal to affect the various needs of protected `characteristics' and groups. In keeping with these objectives, the following are examples of increased opportunities for accessibility by all groups; increased disabled/wheelchair access throughout the site, all units to be built to Lifetime Homes standards; and provision of substantial public realm within the site. The scheme would not be designed in such a way to exclude or have any detrimental impact on any groups in society and therefore it is considered that the proposed development would not contravene the Act. 3.72 In conclusion, it is considered that the standard of accommodation will give rise to a high quality internal living environment that will satisfactorily meet policy and emerging policy requirements. The current design approach has been a response to the various comments made throughout the pre-application and application processes involving the local community, stakeholders and Council officers. It is considered that the scheme has improved from earlier options put forward in previous years, while it has a substantially improved architectural integrity, design, density and streetscape impact. On balance the response to the advice has produced a well designed scheme that generally complies with the relevant policies and guidance, all of which require a high standard of design. Urban Design Conclusion 3.73 The current design approach has been a response to the various comments made throughout the pre-application and application processes involving the local community, stakeholders and Council officers. It is considered that the scheme has vastly improved from earlier options put forward in previous years, while it has a substantially improved architectural integrity, design, density and streetscape impact. On balance the response to the advice has produced a well designed scheme that generally complies with the relevant policies and guidance, all of which require a high standard of design.

Impacts on Surrounding Properties 3.74 This section focuses on the impact that the scheme would have on the properties surrounding the site. Policy EN8 of the UDP outlines that development should respect the principles of good neighbourliness and ensure that new developments are designed so that the amenities of existing residential properties are not unacceptably harmed. Standards S13.1, S13.2 and S13.3 provide guidance on the loss of outlook and the loss of privacy of neighbouring properties arising from new development. 3.75 With the exception of a few pinch points, the layout generally provides 18m between habitable room windows, providing confidence that suitable privacy and outlook, and adequate levels of daylight/sunlight will be provided for occupiers throughout the scheme and neighbouring properties. The few windows where potential overlooking could occur will be addressed through a condition requiring the installation of obscured glazing to ensure that no direct overlooking results. 3.76 To the south on the opposite side of Carnwath Road the existing housing developments have 3 flank walls that are between 15m and 16.5m from the proposed development at some points, which is typical for residential development across a street.. Furthermore, given that the existing windows are few in number and very small, the impact is considered to be minimal. Bearing in mind these setbacks are across a street and to the front of the proposed buildings, it is considered that there would be no significant impact from overlooking or loss of privacy. 3.77 Given that the overall height of the proposed scheme is similar to that of many prevailing developments in the area, and in light of the likely improvements to amenity achieved through the redevelopment, it is not considered that the scheme will have a significantly detrimental impact on the privacy or outlook of adjacent residents or future residents within the development. 3.78 In summary, the proposal would not result in surrounding properties experiencing any significant undue loss of amenity in terms of overlooking/privacy or increased sense of enclosure. This is due to the proposed scale of the buildings adjacent to neighbouring properties. The proposal is considered to generally comply with adopted and emerging policy requirements on this matter. Sunlight and Daylight 3.79 A Daylight and Sunlight Impact Assessment was submitted with the application. It assessed the impact of the proposed development on the daylight and sunlight of adjoining residential occupiers and future occupiers of the development against the guidance provided in the BRE Report 209 "Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice" (1991). 3.80 The Daylight and Sunlight report highlights that the Vertical Sky Component (VSC) methodology does not take into account either the number of windows which serve a room or the layout of space behind the fenestration. The BRE guide states if the Vertical Sky Component, with the new Development in place, is both less than 27% and less than 0.8 times its former value, then the occupants of the existing dwellings tested will notice the reduction in the amount of skylight. 3.81 Unfortunately, the VSC test can take no account of the size of the window being tested, the size of the room it lights or the fact that the room may be lit by

more than one window. To help understand the impact upon amenity, it is beneficial on occasion to assess the daylight falling within the affected rooms. This is usually done by means of the Daylight Distribution test. The second main BRE test is that of Daylight Distribution. This involves checking the distribution of light within affected rooms. It is recommended that, where possible, there should be no more than a 20% reduction in the lit area from the existing value. 3.82 The BRE test is of Annual Probable Sunlight Hours (APSH) and "Probable Sunlight Hours" means the total amount of hours in the year that the sun is expected to shine on unobstructed ground, allowing for average levels of cloudiness for the location in question. The reference point is the centre of each window on the plane of the inside surface of the wall. Access to sunlight should be checked for the main window of each room which faces within 90° of due south. It is recommended that, where possible, there should be no more than a 20% reduction in the lit area from the existing value. 3.83 The results of the Sunlight and Daylight tests are as follows:

• Lonsdale House (south side Carnwath Road) - VSC results confirm that 36 of the 40 windows tested would satisfy the BRE Guide in terms of retaining at least 0.8 times their existing VSC values. The 4 windows which do not need meet the BRE targets are all secondary windows that serve dual aspect bedrooms (one on each floor) and in each instance the main west facing window will comfortably satisfy the BRE 0.8 target. Daylight Distribution, confirm BRE adherence throughout, with all rooms tested experiencing little or no reduction in day lit area. All of the windows tested for sunlight would exceed the BRE guideline target.

• 153 – 199 Carnwath Road - The VSC and Daylight Distribution results confirm BRE adherence throughout. Sunlight availability has not been checked as there are no windows facing the site that orientate within 90 degrees of due south.

• 137 – 143 Carnwath Road - The VSC and Daylight Distribution results confirm BRE adherence throughout. Sunlight availability has not been checked as there are no windows facing the site that orientate within 90 degrees of due south.

• 145 – 151 Carnwath Road - The VSC results confirm that 32 of the 34 windows tested would satisfy the BRE Guide by retaining 0.8 times their existing VSC values. Of the two windows which do not meet this target, it should be noted that in both instances they are secondary sources of light and serve rooms to which their main windows satisfy the BRE Guidelines. The Daylight Distribution and Sunlight Availability results confirm BRE adherence throughout.

• 201 – 207 Carnwath Road - The VSC results confirm that 32 of the 34 windows tested would satisfy the BRE Guide by retaining 0.8 times their existing VSC values. Of the two windows which do not meet this target, it should be noted that in both instances they are secondary sources of light and serve rooms to which their main windows satisfy the BRE Guidelines. The Daylight Distribution and Sunlight Availability results confirm BRE adherence throughout.

• 39 – 43 Broomhouse Lane - The VSC and Daylight Distribution results confirm BRE adherence throughout. Sunlight availability has not been checked as there are no windows facing the site that orientate within 90 degrees of due south.

• 43 – 49 Sulivan Road - The VSC, Daylight Distribution and Sunlight Availability results confirm BRE adherence throughout.

• 50 Sulivan Road, 1st to 3rd floors - The VSC results confirm that 36 of the 48 windows tested would satisfy the BRE guide by either retaining at least 0.8 times their existing VSC values. Of the 12 windows that would not satisfy the BRE guideline targets, 8 windows serve rooms which are lit by more than one window, and in each instance there would be at least one window which satisfies the BRE Guide. Furthermore, 8 of the 12 windows would retain good VSC values for an urban location such as this, with values ranging from 22.3% to 25.6%. In terms of Daylight Distribution, 20 of the 21 rooms tested at first to third floor level would satisfy the BRE Guidelines. The one room which does not satisfy the BRE Guide is a bedroom at first floor level, which would have a retained day lit area of 0.76 times its existing value, just short of the BRE 0.8 target. The sunlight Availability results confirm that all of the windows tested for sunlight and orientated within 90 degrees of due south would satisfy the BRE Guidelines.

3.84 The ground floor residential layout of 50 Sulivan Road was not considered by the Daylight and Sunlight Assessment because the application to change the use of the ground floor to residential was validated the day before the Carnwath and Sulivan Road application was validated. On the ground floor it is likely that only one proposed flat will be affected as it will be single aspect facing east towards the development. The other ground floor flat will be dual aspect and will have a larger number of windows, which will increase the amount of sunlight and daylight it will have available. The consents to convert this property to residential have yet to be implemented. 3.85 The Sunlight and Daylight Assessment demonstrates that the great majority of all of the residential windows tested would receive adequate levels of sunlight and daylight that meet the BRE guidance. The majority of windows that did not pass the sunlight and daylight criteria failed by only a marginal amount. Often those windows that failed served rooms which were lit by more than one window, and in most instances served rooms where at least one window satisfied the BRE Guide. Open Space 3.86 The relevant national guidance is set out in PPS 1 (Creating Sustainable Communities), PPS 3 (Housing) and PPS 9 (Biodiversity and Geology). These policies seek to ensure the provision of quality open space and landscaping within new developments. 3.87 Policy 3.6 of the London Plan and the GLA’s SPG ‘Providing for Children and Young People's Play and Informal Recreation’ (2008) requires the provision of play space for children within new residential development commensurate with the child yield of the development. 3.88 Policy H3 of the emerging core strategy promotes shared amenity space in large residential developments. Policy OS1 seeks to ensure provision of quality accessible and inclusive open space and children’s play. Policy BE1 seeks good quality public realm, landscaping to help regenerate places.

3.89 Policy EN23 of the UDP requires the provision of suitable open space within new development to meet the needs of future occupiers. Policy EN23B similarly requires the provision of suitable playspace in development that provides family housing. Policies EN23 and EN23B are supported by Standards S5A.1, S5A.2, S6 and S7.1 relating to the provision of amenity space in new development. The site is in an area of open space deficiency. 3.90 The children’s play space has been calculated on the basis of child yield from the development and the provision of play area for 0 – 4 year olds. The GLA SPD seeks provision for on site play for the youngest children in a development, but makes allowance for play space for older children to be accommodated in local parks. The guidance considers it acceptable for 5 to 11 year olds to use existing facilities within 400m of the site and 12+ year olds to use parks within 800m of the site. 3.91 According to the GLA SPD calculations the proposal would result in a child yield of 6.65 children in the 0 – 4 year old age bracket within the flatted buildings on site. Another 4 children in this age range would be generated by the houses, however their play would be accommodated in the houses back gardens. The GLA and LBHF policies regarding children’s play space relate to flatted developments rather than houses. Therefore, 67sqm of children’s play space is required within the scheme, which has duly been provided. South Park is situated 220m from the site and Hurlingham Park is 350m from the site, therefore there are two existing local parks for 5+ year olds and 12+ year olds within close proximity to the site. 3.92 In terms of private amenity space 144 of the 149 dwellings will have direct access to their own private amenity space in the form of either a balcony, ground floor garden, or roof terrace. The 5 dwellings that do not benefit from private amenity space are Manhattan units. There are no size standards for balconies and roof terraces, however they are considered to be useable. The applicant needs to ensure that the balconies while useable do not have an adverse impact on light admission to the units below. The ground floor apartments would have direct access to private garden space generally in accordance with the standards for ground floor non-family units. 3.93 The proposed scheme incorporates two communal amenity areas, which are accessible to the occupiers of the apartment buildings. The provision of this additional space ensures that the occupiers of the upper level units in the apartment buildings also have access to amenity space. 3.94 The 2 rows of Sulivan Rd houses have rear gardens of 21sqm & 26sqm, 25sqm to 34.6sqm, with one garden at 42.2sqm. However, if the roof terraces of these houses are also included in the total private amenity space calculation, 7 of the 13 houses will have private amenity space which meets or exceeds the UDP 36sqm standard. The remaining 6 houses have approximately 30sqm of external amenity space. While these are marginally under the 36sqm required, given that there is communal amenity space spread throughout the development which the residents of the houses will have access to, this minor shortfall is considered acceptable. 3.95 The S106 will seek a contribution towards South Park and Hurlingham Park to offset the development's impact on local public open space. The provision of high quality hard and soft landscaping will be ensured by conditions.

3.96 Overall the level of open space proposed across the site is considered by Officers to give rise to a high quality living environment that will generally deliver policy and emerging policy expectations. Transport 3.97 PPG13 (Transport) expects better integration between planning and transport and promotes accessibility by public transport, walking, cycling instead of the private vehicles. 3.98 Policy 6.1 of the London Plan sets out the intention to encourage consideration of transport implications as a fundamental element of sustainable transport, supporting development patterns that reduce the need to travel or that locate development with high trip generation in proximity of public transport services. The policy also provides guidance for the establishment of maximum car and cycle parking standards. Policy 6.3 of the London Plan requires applications for new development to detail the impacts on transport capacity and that any development does not compromise highway safety. Policy 6.9 seeks to facilitate an increase in cycling in London and requires that new development provides for the needs of cyclists. 3.99 London Plan Policy 6.10 seeks an increase in walking in London through the provision of high quality pedestrian environments. Policy 6.11 seeks a coordinated approach to smoothing traffic flow and tackling congestion through a range of sustainable development principles, public transport improvements and corridor management. Policy 6.13 of the London Plan states the objective for promoting new development while preventing excessive car parking provision, and states that new development should accord with the London Plan car and cycle parking standards. The policy also requires that 20% of car parking spaces provide an electrical charging point and that the delivery and servicing needs are met. 3.100 Policy TN4 of the LBHF UDP requires new development to incorporate ease of access by disabled people and people with mobility impairment. Policies TN5 and TN6 require that the design and layout of development provides for the needs of pedestrians and cyclists respectively. Policy TN8 sets out the Borough’s road hierarchy and the restrictions on development within this hierarchy. Policy TN13 states that the arising traffic generation of development will be assessed along with the contribution to traffic congestion. Policy TN15 requires new development to accord with the car parking standards set out in the Plan. Policy TN21 advises that development will be required to contribute to public transport where necessary due to resulting impact on services. 3.101 UDP Standard S18 requires compliance with the Council’s car parking standard except in exceptional circumstances and requires car parking spaces for commercial uses to be provided within a site. Standard S19 provides detailed guidance on expectations for the overall layout of a car parking area and the dimensions of each space. Standard S20 requires the provision of cycle parking and necessary complementary facilities to meet the needs of cyclists. Standard S23 states that shared surfaces will only be considered to be acceptable where it can be assured that vehicle speeds will be low. 3.102 Emerging Core Strategy policy T1 seeks improvement to the opportunities for walking within the Borough and localised highway improvements to reduce north-south congestion in the Borough and requires that new development secures access for all

persons and provides appropriate car parking provision to meet the essential needs of the development without impacting on the quality of the urban environment. 3.103 The draft South Fulham Riverside SPD has identified that strategic transport infrastructure improvements to the locality are of paramount importance to facilitate the regeneration of the area. Development proposals within the South Fulham Riverside area will be expected to contribute towards these improvements, subject to viability. A section 278 agreement may be required for off site highway works. The draft SPD advocates a car parking ratio of 0.5 parking spaces per dwelling, however, a robust TIA may justify provision above or below this general standard. 3.104 In assessing the transport impacts of this application, consideration must be given to the reasonable amount of car parking that should be provided on this site, commensurate with both the needs of the future occupiers and the potential impact on the surrounding road and transport network, and ensuring that the provision of a safe highway environment. Car and Bicycle Parking 3.105 The application proposes a total of 140 basement and ground floor level car parking spaces, which would be accessed from Carnwath Road and Sulivan Road. The parking ratio for the houses are proposed at 1.3 spaces and 0.9 spaces per unit for apartments. It is stated that 20% of the car parking spaces at the development will be equipped to provide electric car charging facilities, this is in accordance with the London Plan requirements. There will be 6 motorcycle parking spaces in the basement car park and 172 bicycle parking spaces spread across the site, 8 visitor bicycle parking spaces will also be provided. 10% of the car parking spaces will be dedicated to wheelchair users, visitors driving to the site will be expected to use the pay and display bays on the surrounding roads. During the day (Mon-Sat) they would need to pay a parking tariff. The car and bicycle parking provision is provided in accordance with the London Plan and the UDP standards and has satisfied the Council’s Highways Officer. Traffic Generation and Highway Impact 3.106 The traffic generation of the proposed development has been predicted using established database methods, and the impact of this has then been modelled on the surrounding road network. Officers are satisfied with the figures produced provided a suitable S106 contribution is paid towards the local transport infrastructure upgrades identified in the draft South Fulham Riverside SPD. 3.107 The submission of a construction management plan will be required through condition to ensure the impact of demolition and construction work on adjoining properties is minimised. Access 3.108 The proposals include increasing the width of the eastern access on Sulivan Road to accommodate two way traffic. As part of this proposal the existing western access will be closed and the existing parking bays located along the site frontage will be modified by extending the western end by 2 metres and the eastern end by 2 metres. An access at the south eastern corner of the site on Carnwath Road is proposed to provide access to the basement car park. The gradient will be at 1:10 with the initial 5 metre setback being proposed at 1:20. At the access junctions 2.4m x 43m visibility splays are proposed and these are considered to be appropriate in this location.

Pedestrian visibility has also been considered and is acceptable in relation to pedestrian / vehicle interaction. Pedestrians will be able to gain access to the site at numerous locations along Carnwath Road, Broomhouse Lane and Sulivan Road. Overall, these access arrangements are considered acceptable. Servicing 3.109 The applicant proposes to service the apartments using the existing on-street parking provisions and that the houses will be served by the proposed internal roads. The applicant has undertaken a survey at the St James’ Grosvenor Waterside development to determine the likely number of trips of goods and contractors. The Transport Assessment states that there are 13 daily trips anticipated although it should be noted 26 daily trips are anticipated as they are two-way. The applicant also states that the reasons why off-street servicing is not considered at the apartments are for the following reasons:

• The aspiration to create a high quality amenity space within the development would be compromised if this space needed to be shared to allow vehicles to turn around within the development;

• There is sufficient available kerb spaces to allow for on-street servicing without having a detrimental impact on parking amenity;

the majority of the estimated 13 daily deliveries would be vans and cars two of the deliveries in 7.5 tonne or bigger lorries. Given that these deliveries would be spread throughout the day they would not have any significant impacts. 3.110 The application proposes the refuse and recyclables collection will take place from a storage area at basement level utilising Council collection services. Details of the tracking of the refuse vehicle and emergency services vehicles are required and it is considered acceptable for this to be addressed by condition. Further detail is also required by condition to demonstrate that adequate emergency service vehicle access is provided throughout the site. Refuse 3.111 UDP policy EN17 requires developments to provide suitable facilities for the storage and collection of segregated waste. There is sufficient space for the storage and collection of refuse and recyclables throughout the scheme. Provision of refuse storage would be secured by way of condition along with a refuse collection methodology. Travel Plan 3.112 A Travel Plan was submitted with the application consisting of a series of practical measures aimed at encouraging the use of more sustainable travel by site occupants and the surrounding community. The document assists in reducing the reliance on car travel to the site and encouraging the use of more sustainable forms of transport. The Travel Plan and its monitoring will be secured in the S106. Car Club 3.113 The applicant has discussed the potential for the provision of a Car Club bay with Streetcar who currently provides a vehicle opposite the site at 187 Carnwath Road. Given that the development will provide an overall parking provision which equates to 0.94 spaces per unit, Streetcar do not consider that the potential additional demand from this development alone will be sufficient to support an additional car club vehicle.

3.114 Overall in terms of transport it is considered by Officers that the proposal will comply with policy and emerging policy requirements. Air Quality 3.115 The site is located within an Air Quality Management Area as the whole borough was designated as an Air Quality Management Area (AQMA) in 2000 for two pollutants - Nitrogen Dioxide and Particulate Matter (PM10). The main local sources of these pollutants are road traffic and buildings (gas boiler emissions). 3.116 Policy 7.14 of the London Plan seeks that development proposals minimise pollutant emissions. Policy EN20A of the UDP seeks that development does not release pollutants into water, soil or air, which would cause unacceptable harm to people’s health and safety, the natural environment or the landscape. Policy CC4 of the emerging Core Strategy explains that the Council will reduce levels of local air pollution and improve air quality in line with the national air quality objectives. 3.117 The objective of the Air Quality Assessment submitted with the application was to identify whether levels of air quality at the proposed development site were suitable for introducing new potentially sensitive receptors and whether the development itself would cause a significant impact on local air quality during the operational and construction phases. The results indicated that the impact of the development will be negligible in terms of air quality as there will be no substantial increase in road vehicle emissions, or congestion, on the local road network. No industrial processes or sources of odour were identified which could have a significant effect on the environment for residents of the proposed development. 3.118 The potential effects of dust generated during the construction phase of the development at the Carnwath Road site have been assessed. The assessment showed that although dust is expected to occur from site activities, this is likely to have a short-term moderate impact on the surrounding environment. This impact can be further reduced by the use of appropriate mitigation measures. A condition will be attached requiring the submission of a construction management plan that will detail how dust, noise and vehicle movements during construction will be satisfactorily mitigated. 3.119 Overall in terms of air quality Officers consider the development meets the policy and emerging policy requirements. Noise 3.120 PPG 24 (Planning and Noise) provides advice on how the planning system can be used to minimise the adverse impact of noise without placing unreasonable restrictions on development. UDP policy EN20B states that noise and associated vibration can affect and have a direct impact on noise sensitive users, particularly housing. Existing and proposed noise levels will be taken into account when assessing a proposal for residential development. 3.121 The construction period of the development is likely to give rise to the most significant noise and vibration impacts on surrounding properties. In terms of operational noise, the development will generate vehicular movements in the directly adjoining streets, however this is not expected to have a significant impact upon the area. The Council’s Pollution Control Team have no objection to the proposal, subject to conditions.

3.122 The overall noise impact is considered by Officers to meet policy requirements. Contamination 3.123 Policy 5.21 of the London Plan states the support for the remediation of contaminated sites and that appropriate measures should be taken to control the impact of contamination with new development. Policy CC4 of the emerging Core Strategy states that the Council will support the remediation of contaminated land and that it will take measures to minimise the potential harm of contaminated sites and ensure that mitigation measures are put in place. 3.124 The Council’s Environmental Quality Team has advised that potentially contaminative land uses, past or present, are understood to occur at, or near to, this site. In order to ensure that no unacceptable risks are caused to humans, controlled waters or the wider environment during and following the development works, and in accordance with G0, G3, EN20A and EN21 the conditions are recommended requiring the assessment of contaminated land to be carried out. Flood Risk and Drainage 3.125 PPS 1 (Delivering Sustainable Development) and PPS 25 (Development and Flood Risk) aim to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas at highest risk. Where new developments are necessary in such areas, PPS25 seeks to make it safe, without increasing flood risk elsewhere and, where possible, reducing flood risk overall. 3.126 London Plan policy 5.11 supports the provision of green roofs within development to assist in sustainable urban drainage systems. Policy 5.12 states that new development must comply with the flood risk assessment and management requirements of PPS25. Policy 5.13 of the London Plan states that development should incorporate sustainable urban drainage systems and specifies a drainage hierarchy for new development. Policy 5.14 of the London Plan states the requirement for development proposals to ensure the provision of adequate wastewater infrastructure to meet the related needs. Policy 5.15 seeks the conservation of water resources through, among other matters, minimising water use and promoting rainwater harvesting. 3.127 Emerging Core Strategy Policy CC1 requires that new development is designed to take account of increasing risks of flooding. Policy CC2 states that new development will be expected to minimise current and future flood risk and that sustainable urban drainage will be expected to be incorporated into new development to reduce the risk of flooding from surface water and foul water. 3.128 A Flood Risk Assessment (FRA) has been submitted with the application. The assessment indicates that part of the site area is located within the predicted flood extent in the case of a breach of the River Thames embankment. The maximum flood level at the vicinity of the site is approximately 4.28mAOD. To mitigate against any potential impact the proposed residential ground floor levels have been set at between 4.6mAOD and 5.7mAOD and are at least 300mm above the predicted breach flood level. The proposed entrance level to the basement car park is 5.2mAOD, approximately 900mm above the breach flood level. Carnwath Road lies outside the predicted flood extent providing safe, dry access to the site in the event of a breach.

3.129 The Sustainable Urban Drainage Systems (SUDS) techniques to be implemented are shallow storage tanks located within the hard landscaping areas to regulate the flow discharges into TW existing combined sewers. These underground attenuation tanks will also be used to temporarily store run-off from heavy rainfall events. Water can be temporarily stored and then released into the sewer system when flow levels are lower. Provision of gardens will help reduce the surface run off of water from the site. The risk of surface water flooding will also be reduced by using permeable surfaces on the site, while the houses will have water butts installed to collect rainwater for use in gardens. 3.130 The Environment Agency have stated that the flood risk measure proposed across the site are satisfactory subject to various conditions relating to measures detailed within the FRA being implemented. While Thames Water have no objection to the proposal subject to a condition relating to impact piling. 3.131 Overall in terms of air quality impact Officers consider the proposal will meet policy and emerging policy requirements. Environmental Sustainability 3.132 PPS22 (Renewable Energy) sets out the Government’s target of reducing carbon dioxide emissions by 60% by 2050 through improved energy efficiency measures and the use of renewable energy. The London Plan energy policies set out the lean, clean, green hierarchy approach to building design and the related strategic targets. 3.133 London Plan policy 5.1 states the target to achieve a 60% reduction in London’s CO2 emissions by 2025. Policy 5.2 advises that the policy 5.1 target should be achieved through planning decisions by using less energy, supplying energy efficiently and using renewable energy (lean, clean, green), and specifies CO2 reduction targets for new development, progressively increasing to zero carbon development between 2016 and 2031. Policy 5.3 requires the highest standards of sustainable design and construction to be employed throughout London addressing CO2 emissions, urban heat islands, efficient use of natural resources, minimising pollution, minimising waste, avoidance of natural hazards including flooding, ensuring the development is comfortable for users, securing sustainable materials and local supplies and promoting and protecting biodiversity. 3.134 Policy 5.6 of the London Plan encourages the use of decentralised energy (combined heat and power systems) in new major development. Policy 5.7 seeks the incorporation of renewable energy generation in new development to assist in the reduction of CO2 emissions. Policy 5.8 supports the use of innovative alternative energy technologies to reduce the use of fossil fuels and Co2 emissions. Policy 5.9 sees to reduce the impact of the urban heat island effect in London and encourages new development to incorporate places and spaces that assist in preventing overheating, and provides a cooling hierarchy of measures that major development should follow to minimise internal heat generation and effects. 3.135 LBHF UDP policy G0 seeks the overall goal of sustainable development and promotes energy and resource conservation. 3.136 Emerging Core Strategy Policy CC1 states that the Council will reduce emissions and tackle climate change through ensuring that new development minimises energy use, uses energy from efficient sources and uses renewable energy where feasible, and

through meeting London Plan reduction targets. Policy H3 of the emerging Core Strategy requires new housing development to be well designed and energy efficient in line with the requirements of the Code for Sustainable Homes. Energy 3.137 A detailed Sustainability and Sustainable Energy Strategy has been submitted to support the application. As required, the Energy Strategy assesses the expected energy needs to provide heating, lighting, electricity etc and the associated CO2 emissions. The energy hierarchy has been used to help inform the design of the development to reduce energy use and CO2. Energy efficiency measures have been used to cut energy demand by utilising natural daylight, increasing the insulation performance of the key building fabric, improving the airtightness, using heat recovery on ventilation systems and installing energy efficient lighting and appliances. With these measures in place, the CO2 emissions are calculated to be 381 tonnes. 3.138 The feasibility of including a Combined Heat and Power (CHP) unit on site has been assessed, but due to the relatively low heat demands of the development, this is not considered to be an efficient option. However, a communal heating system has been found to be suitable for the apartment blocks, so an energy centre will be incorporated with heat and hot water distributed around the apartments, each of which will have their own controls and meter. The energy centre will use high efficiency central gas fired boilers and will be capable of being connected into a wider district heating system if one is developed in south Fulham in the future. The houses will use efficient gas boilers. 3.139 On-site renewable energy generation has also been assessed, looking at wind turbines, solar PV, solar thermal, biomass and heat pumps. The applicant’s preferred option is to install solar thermal systems on the houses to contribute towards their hot water requirements and to install solar PV panels on the roof of the apartment blocks. Together, these are calculated to reduce CO2 emissions by about 18 tonnes a year, which is equivalent to about 5%. Although this is below the target level of 20%, this approach is maximising the available roof space. Overall, the development performs well in terms of implementing energy efficient measures and low carbon energy generation systems that provide a 6% reduction in CO2 emissions above the requirements of the 2010 Building Regulations (which are far more stringent than the 2006 Regulations). Sustainable Design and Construction 3.140 As well as the energy efficiency and low carbon measures outlined above, other sustainability measures are also planned to improve the environmental performance of the development. These include using building materials with low environmental impacts and sourcing them responsibly, installing water efficient appliances to help reduce water use, including facilities to help encourage recycling, providing private and communal gardens to help increase open space and biodiversity. 3.141 The development scores a level 3 rating for its sustainability against the Code for Sustainable Homes scheme, which is the minimum we would expect to show compliance with the London Plan policy on sustainable design and construction. 3.142 Overall in terms of environmental sustainability Officers consider the proposal will generally meet policy and emerging policy requirements.

Archaeology 3.143 The site is located within a designated archaeological priority area. PPS5 (Planning for the Historic Environment) advises on identifying heritage assets and assessing the effect that a development will have on the significance of those assets and their settings. It promotes the conservation of heritage assets and encourages opportunities to better reveal their significance by enhancing their setting. 3.144 London Plan policy 7.8 advises that development should incorporate measures that appropriately address the site’s archaeology. LBHF UDP policy EN7 states a presumption against proposals which would involve significant alteration of, or cause damage to, Archaeological Remains of National Importance and advises that the loss of archaeological value must be outweighed by the need for the development. The policy advises that archaeological study of application sites will be required before approval. Emerging Core Strategy Policy BE1 advises that new development should respect and enhance the historic environment of the Borough, including archaeological assets. 3.145 In their response English Heritage have outlined that they have no objection to the proposed development subject to a condition securing the implementation of a programme of archaeological work in accordance with a written scheme of investigation. 3.146 Overall in terms of archaeological impact Officers consider the proposal will meet policy and emerging policy requirements. Planning Obligations 3.147 Circular 05/2005 ‘Planning Obligations’ states that in dealing with planning applications, local planning authorities consider each on its merits and reach a decision based on whether the application accords with the relevant development plan, unless material considerations indicate otherwise. Where applications do not meet these requirements, they may be refused. However, in some instances, it may be possible to make acceptable development proposals which might otherwise be unacceptable, through the use of planning conditions or, where this is not possible, through planning obligations. 3.148 The Circular also sets out a number of tests including that: a planning obligation must be relevant to planning, and necessary to make the proposed development acceptable in planning terms, directly related to the proposed development, fairly related in scale and kind to it and reasonable in all other respects. Negotiations should seek a contribution towards the full cost of all such provision that is fairly and reasonably related in scale and in kind to the proposed development and its impact on the wider area. 3.149 London Plan policy 8.2 recognises the role of planning obligations in mitigating the effects of development and provides guidance of the priorities for obligations in the context of overall scheme viability. Emerging Core Strategy policy CF1 requires that new development makes contributions towards or provides for the resulting increased demand for community facilities. However, for this location of most relevance is the requirement of the draft South Fulham Riverside SPD which outlines the need for contributions to go towards strategic transport infrastructure. Major transport interventions are required to facilitate the wider regeneration of the area, which is currently constrained by the existing highway and public transport network

3.150 The nature of the proposal, involving works to public highways, means that an agreement under s.278 of the Highways Act 1980 may also be necessary. 3.151 In accordance with Section 106 of the Town and Country Planning Act 1990 (As Amended) and S278 of the Highways Act 1980 the applicant has agreed to enter into a legal agreement(s). The Legal Agreement will include:

• Affordable housing provision, comprising 20% intermediate units at the sale prices outlined in this report.

• A package in the order of £5 Million towards highways and area regeneration as outlined in the draft South Fulham Riverside SPD.

• Should the Delivery and Infrastructure Funding Study require (undertaken as part of the South Fulham Riverside SPD Study) more than £5 million on a pro rata basis, the applicant will be required to pay the difference.

• Contribution towards the cost of preparing the South Fulham Riverside Area Delivery and Infrastructure Funding Study (DiF) and/or other relevant planning policy guidance/evidence based studies (South Fulham Transport Study), associated with the South Fulham Riverside SPD.

• Travel Plan management and monitoring.

• A contribution towards the Council's Economic Development Team, clause in the s106 to encourage the applicant to work in partnership with the Council's Economic Development Team to maximise job opportunities for local people including employment, training, apprenticeship opportunities, outreach programmes including schools to raise aspirations and awareness of job opportunities, including during construction phases.

• Commitment to programmes to enhance business and area competiveness as well as maximising opportunities for local entrepreneurship and enterprise.

• The communal heating system should be installed in such a way that ensures future potential to connect to a district heat network in this part of the borough.

• Contribution towards upgrading the play facilities at South Park and Hurlingham Park.

• Linking of proposed CCTV to the Council system or other approved system.

• Public rights of access to the public realm area within the proposed development, including the public open space. To be managed in accordance with a plan to be submitted to and approved in writing by the Council. Development shall accord with the details as approved.

• Public realm areas to be provided before certain blocks are occupied.

• Securing of public access along the pedestrian link between Carnwath Road and Sulivan Road during daylight hours, with access agates remaining open during daylight hours.

• Provision for re-allocation of contributions within the overall amount agreed to allow flexibility with regard to final costs, to ensure that impacts of the development are properly met.

• Commitment to meet the costs of the Council’s Legal, Professional and Monitoring fees, including the cost of the review of the financial viability appraisal.

3.152 A confidential viability statement, which has been independently reviewed, has accompanied the application and this has demonstrated that the level of affordable housing proposed and the other financial contributions that officers have negotiated are at the highest level possible whilst ensuring that the scheme remains viable.

4.0 CONCLUSION 4.1 In summary, it is considered that the proposal is an appropriate response to the site. The development is consistent with national policy and guidance, the London Plan, the emerging Core Strategy, the UDP and the draft South Fulham Riverside SPD. It would enhance this part of Fulham, while preserving the character of the adjoining conservation areas and historic buildings, and would make a significant contribution to the regeneration of South Fulham Riverside. It would be a high quality development which would make a positive contribution to this part of the Borough and act as a catalyst to regeneration west of Wandsworth Bridge. 5.0 RECOMMENDATION 5.1 The Committee resolve that the Director of Environment be authorised to determine the application and negotiate and complete a legal agreement under Section 106 of the 1990 Act and Section 278 Agreement (and other appropriate powers) and to grant permission upon the completion of a satisfactory legal agreement and subject to the conditions outlined above.

--------------------------------------------------------------------------------------------------------------------- Ward: Wormholt And White City

Site Address: Janet Adegoke Leisure Centre 56 Bloemfontein Road London W12 7DH

Reg. No: 2011/01744/FUL Date Valid: 01.06.2011 Committee Date: 11.10.2011

Case Officer: Neil Egerton Conservation Area: Old Oak And Wormholt Conservation Area - Number 12

Applicant: Building Better Health (White City) C/o Agent Description: Redevelopment of the site by the erection of a part single storey, part two and part seven storey building to provide a health care centre (Class D1), and retail (Class A1) on the ground floor; provision of a health care centre (Class D1) on the first floor; 170 flats (Class C3) on upper floors, together with underground car parking (116 spaces) and landscaping. Drg Nos: 471-PL-001A, 002A, 003A, 004B, 005A, 006A, 007A, 008A, 010A,011A, 014A, 015A, 016A, 017A, 018A, 019A, 020A, 030, 031, 032, 033, 034. Application Type: Full Detailed Planning Application Officer Recommendation: Subject to there being no contrary direction from the Mayor for London that the Committee resolve that the Director of Environment be authorised to determine the application and grant permission subject to the conditions set out below and upon the completion of a satisfactory legal agreement: 1) The development hereby permitted must be begun not later than the expiration of

3 years from the date of this permission. Condition required to be imposed by section 91(1)(a) of the Town and Country

Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).

2) The building development shall not be erected otherwise than in accordance with

the following detailed drawings:471-PL-001A, 002A, 003A, 004B, 005A, 006A, 007A, 008A, 010A, 011A, 014A, 015A, 016A, 017A, 018A, 019A, 020A, 030, 031, 032, 033, 034.

In order to ensure full compliance with the planning application hereby approved

and to prevent harm arising through deviations from the approved plans, in accordance with policies EN2 and EN8 of the Unitary Development Plan, as amended 2007.

3) The development shall not commence until the submission and approval in writing

by the Council of details and samples of all materials to be used on the external faces of the building, and all surface treatments. No part of the development shall be used or occupied prior to the implementation of the approved details.

To ensure a satisfactory external relationship with its surroundings and to ensure

satisfactory access for all people, in accordance with policies EN2 and EN8 of the Unitary Development Plan, as amended 2007, as well as the council's adopted Access for All SPD.

4) No changes shall be carried out to the external appearance of the building, including the installation of air-conditioning units, ventilation fans or extraction equipment not shown on the approved drawings, prior to the submission and approval of a further planning application, provided that the proposed changes would, in the Council's opinion, materially affect the external appearance of the building

To ensure a satisfactory external appearance and to prevent harm to the

amenities of the occupiers of neighbouring residential properties, in accordance with Policies EN2, EN8 and EN21of the Unitary Development Plan, as amended 2007.

5) The ground floor commercial uses hereby permitted shall not include external

roller shutters. To ensure a satisfactory external appearance, in accordance with Policies EN2,

EN8 and EN8D of the Unitary Development Plan, as amended 2007. 6) No plumbing, extract flues or pipes or boiler mass chimney, other than rainwater

pipes shall be fixed on the Bloemfontein Road, Sawley Road or Bryony Road elevations of the building.

To ensure a satisfactory external appearance and to prevent harm to the street

scene, in accordance with policies EN2 and EN8 of the Unitary Development Plan, as amended 2007.

7) The development shall not commence before details of the design and location of

all external lighting and CCTV cameras in the open spaces have been submitted to and approved in writing by the council. Such details as approved shall be carried out prior to any use of the open spaces to which the details relate.

To ensure a safe and secure environment in accordance with policy EN10 of the

Unitary Development Plan, as amended 2007. 8) The development shall not commence prior to the submission and approval in

writing by the Council of details in plan, section and elevation (at a scale not less than 1:20) and no part of the development shall be used or occupied prior to the implementation of the approved details.

(a) Details in plan, section and elevation of the Bloemfontein Road, Sawley Road, Bryony Road frontages, to include details of materials, fenestration, balconies, entrances, ground floor shopfront and glazing details, cladding and fenestration.

scene and conservation area in accordance with policies EN2 and EN8 of the Unitary Development Plan, as amended 2007.

9) The window glass of the shopfronts and rear elevations of the shop units must not

be mirrored, painted or otherwise obscured.

To ensure a satisfactory external appearance to the Wormholt Park and to prevent harm to the street scene and conservation area in accordance with policies EN2, EN8 and EN8d of the Unitary Development Plan, as amended 2007.

10) The development shall not commence prior to the submission and approval in

writing by the Council of full details of the proposed soft landscaping of the site, including planting schedules and details of the species. The approved scheme shall be implemented in the next winter planting season following completion of the building works, or before the occupation and use of any part of the buildings, whichever is the earlier.

scene, in accordance with policies EN2, EN8 and EN26 of the Unitary Development Plan, as amended 2007.

11) Any tree or shrub planted pursuant to condition 10 being removed or severely

damaged, dying or becoming seriously diseased within 5 years of planting shall be replaced with a tree or shrub of similar size and species to that originally required to be planted.

To ensure a satisfactory provision for planting in accordance with policies EN2,

EN8 and EN26 of the Unitary Development Plan, as amended 2007. 12) The development shall not commence before a landscape management plan,

including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, has been submitted to and approved in writing by the council. The landscape management plan shall be carried out in accordance with the approved details.

To ensure that the development provides an attractive natural and visual

environment in accordance with policies EN2, EN8 and EN29 of the Unitary Development Plan, as amended 2007.

13) The ground floor entrance doors hereby approved shall not be less than 1 metre

wide and the threshold shall be at the same level to the pavement fronting the entrance(s).

To ensure adequate access for people with disabilities or mobility difficulties, in

accordance with Policy EN11 of the Unitary Development Plan, as amended 2007. 14) Notwithstanding the provisions of the Town and Country Planning (General

Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification), no aerials, antennae, satellite dishes or related telecommunications equipment shall be erected on any part of the development hereby permitted, without planning permission first being obtained.

considered in accordance with policies EN2 and EN8 of the Unitary Development Plan, as amended 2007.

15) No customers shall be on the retail premises hereby permitted between 2200 hours - 0800 hours.

In order that noise disturbance which may be caused by customers leaving the

premises is confined to those hours when ambient noise levels and general activity are sufficiently similar to that in the surrounding area, thereby ensuring that the use does not cause demonstrable harm to surrounding residents in compliance with policy EN21 of the Unitary Development Plan, as amended 2007.

16) The health care facility hereby approved shall only be used for the purpose of the

provision of health services and for no other purpose, including any other purpose within Class D1 of the Town and Country Planning (Use Classes) Order 1987, or any other order replacing or re-enacting that order.

The use of the premises for other purposes, including other purposes within Class

D1, could have a materially different impact on the amenities of the area and the Council would wish to have an opportunity to consider these matters in accordance with policies EN21 and TN13 of the Unitary Development Plan, as amended 2007.

17) No customers shall be on the health care premises hereby permitted between

2200 hours - 0800 hours on Monday to Saturday and 1800 hours and 1100 hours Sunday and Bank Holidays.

To ensure that the amenities of surrounding occupiers are not unduly affected by

noise and other disturbance, in accordance with Policy EN21 of the Unitary Development Plan, as amended 2007.

18) In the event that the retail (Class A1) uses hereby approved is implemented, the

ground floor accommodation shall be provided in the form of at least 2 separate units that shall not be amalgamated or occupied as larger units.

The use of the ground floorspace as a single shop unit or larger units could have a

materially different impact on the amenities of the area and the Council would wish to have an opportunity to consider these matters in accordance with policies EN21, TN2 and SH1 of the Unitary Development Plan, as amended 2007.

19) Prior to the occupation of any of the residential units the whole of the parking

accommodation shown on the approved drawing no. 471-PL-001A shall be provided. This shall thereafter be retained permanently for the accommodation of motor vehicles of the occupiers and users of the residential and commercial buildings on the application site and shall not be used for any other purpose. Allocation of the parking spaces shall be in accordance with details that must first be submitted to and approved in writing by the council.

To ensure the provision and permanent retention of the parking spaces so as to

ensure that the development does not result in additional on-street parking stress detrimental to the amenity of surrounding residents, in accordance with policy TN13 and standard S18 of the UDP, as amended 2007.

20) Prior to the occupation of any of the residential units the 27 car parking spaces

designed for wheelchair users shown on the approved drawing 471-PL-001A shall

be provided, marked out and reserved for persons with disabilities. These facilities shall thereafter be permanently retained for this purpose.

To ensure the satisfactory provision and retention of car parking spaces for

wheelchair users and so that the development does not result in additional on street car parking stress, detrimental to the amenity of surrounding residents, in accordance with policy TN15 and standards S18 and S19 of the Unitary Development Plan, as amended 2007.

21) The development shall not commence until details of the location and type of

surface level cycle parking facilities for visitors, hard landscaping and disabled access drop-off to the health care centre to the front of the development have been submitted to and approved in writing by the council. The cycle facilities, hard landscaping and vehicular access shall be provided prior to the occupation or use of any part of the building and shall be permanently retained thereafter.

To ensure the adequate provision for cycle parking and access for all people and

in the interest of visual amenity, in accordance with policies EN2, EN8, TN6 and standard S20.1 of the Unitary Development Plan, as amended 2007 and the Access for All SPD.

22) No deliveries, refuse collection and/or any other servicing activity for the health

care centre or retail units shall take place between 20.00 hours and 07.00 hours the following day.

To ensure that the occupiers of neighbouring residential properties are not unduly

affected by noise and disturbance contrary to policy EN21 of the Unitary Development Plan, as amended 2007.

23) The development shall not commence until details of the management of the car

parking spaces, including access arrangements, surface treatments for pedestrian access and provision and monitoring of CCTV cameras, have been submitted to and approved in writing by the council. Such details as approved shall be carried out prior to any occupation or use of the building and thereafter be permanently retained

To ensure a safe and secure environment for users of the development in

accordance with policy EN10 of the Unitary Development Plan, as amended 2007. 24) No development shall commence until a desktop study, site investigation scheme,

intrusive investigation and risk assessment have been submitted to and approved in writing by the Council. The desk study will identify all previous site uses, potential contaminants associated with those uses, a conceptual model of the site indicating sources, pathways and receptors and any potentially unacceptable risks arising from contamination at the site. The site investigation scheme will provide information for an assessment of the risk to all receptors that may be affected, including those off site. The risk assessment will assess the degree and nature of any contamination on site and to assess the risks posed by any contamination to human health, controlled waters and the wider environment. A detailed method statement for any required remediation works will need to be submitted to, and approved in writing, by the Council. All works must be carried out by a competent

person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).

or near to, this site. The condition is required to ensure that no unacceptable risks are caused to humans, controlled waters or the wider environment during and following the development works, in accordance with Policies G0, G3, EN20A and EN21, of the UDP and CC4 of the emerging Core Strategy, and policy 5.21 of the London Plan 2011.

25) No development shall commence in any phase until any required remediation

works have been completed and a validation report to verify these works has been submitted to, and approved in writing, by the Council unless otherwise authorised. If, during development, contamination not previously identified is found to be present at the site the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. Any required remediation should be detailed and verified in an amendment to the remediation statement. All works must be carried out by a competent person conforming to CLR 11: Model Procedures for the Management of Land Contamination (DEFRA 2004).

or near to, this site. The condition is required to ensure that no unacceptable risks are caused to humans, controlled waters or the wider environment during and following the development works, in accordance with Policies G0, G3, EN20A and EN21, of the UDP and CC4 of the emerging Core Strategy, and policy 5.21 of the London Plan 2011.

26) A minimum of 10% of the dwellings shall be capable of meeting the needs of

wheelchair users and shall be designed and capable of adaptation, in accordance with the Council's Supplementary Planning Guidance (Access for All). The remainder of the dwellings shall be designed to conform to Lifetime Homes standards and shall be constructed accordingly.

To ensure a satisfactory provision of dwellings, meeting the needs of people with

disabilities in accordance with the council's Supplementary Planning Guidance (Access for All) and Policy 3.8 of The London Plan, 2011.

27) The development shall not commence before details of the means by which

wheelchair access is provided to the building, dwellings and open spaces, including the provision of parking spaces, have been submitted to and approved in writing by the council. Such details as approved shall be carried out prior to any use or occupation of the buildings or open spaces and thereafter permanently retained.

To ensure satisfactory access provision is made for people in wheelchairs in

accordance with policy HO6 and TN4 of the adopted Unitary Development Plan, as amended 2007.

28) The development shall not commence before details of the refuse storage, including provision for the storage of recyclable materials, have been submitted to and approved in writing by the council. Such details as approved shall be implemented prior to the occupation of the development and thereafter permanently retained. All refuse/recycling generated by the development hereby approved shall be stored within the agreed areas. These areas shall be permanently retained for this use.

To ensure the satisfactory provision of refuse storage and recycling in accordance

with policy EN17 of the Unitary Development Plan, as amended 2007. 29) The development shall not commence prior to the submission and approval in

writing by the Council of a refuse management plan, and the details as approved shall be fully implemented prior to any occupation of the building and permanently thereafter retained.

To ensure the satisfactory provision of refuse storage and recycling in accordance

with policy EN17 of the Unitary Development Plan, as amended 2007. 30) No development shall commence until a statement of how Secured by Design

requirements are to be achieved has been submitted to and approved in writing by the council. The approved details shall be carried out before any use of that part of the development to which the approved details relate.

To ensure a safe and secure environment in accordance with policy EN10 of the

Unitary Development Plan, as amended 2007. 31) Each Class A1 unit shall not commence trading until precise details of the

mechanical ventilation (including hours of operation) and sound insulation for that particular unit have been submitted to and approved in writing by the Council, and such equipment as is approved has been fully installed and made operational. The machinery shall thereafter be retained in an operational manner acceptable to the council.

In order to ensure that the mechanical ventilation does not give rise to conditions

detrimental to the amenities of surrounding occupiers by reason of noise and disturbance and/or smell, contrary to Policy EN21 of the Unitary Development Plan, as amended 2007.

submitted to and approved in writing by the Council, of the sound insulation of the floor / ceiling / walls separating the commercial part(s) of the premises from dwellings. Details shall ensure that the sound insulation (DnT,w and L'nT,w ) and any other mitigation measures are sufficiently enhanced in order that the standard specified in BS 8233:1999 is achieved within noise sensitive premises and their external amenity areas. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

To ensure that the amenity of occupiers of the development site / adjacent

dwellings / noise sensitive premises is not adversely affected by noise, in accordance with Policies EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

33) Prior to the commencement of the development hereby approved, details shall be

submitted to and approved in writing by the Council, of the noise and vibration levels of proposed commercial noise sources and building services plant including appropriate noise mitigation measures to ensure that the external noise level at the development site/ nearest and/ or most affected noise sensitive premises is 10dBA below background LA90, as assessed according to BS4142:1997, with all noise sources operating together and internal room and external amenity noise standards will be achieved in accordance with BS 8233:1999. The approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

To ensure that the adjoining occupiers are not unduly affected by noise and

disturbance, in accordance with policy EN21 of the Unitary Development Plan, as amended 2007

34) The development shall not commence until a Construction Management Plan has

been submitted to and approved in writing by the Council. The details shall include any external illumination of the site during construction, contractors' method statements, waste classification and disposal procedures and locations, suitable site hoarding, dust and noise monitoring and control, provisions within the site to ensure that all vehicles associated with the construction works are properly washed and cleaned to prevent the passage of mud and dirt onto the highway, and other matters relating to traffic management to be agreed. All works shall be carried out in accordance with the approved plan.

To ensure no unacceptable adverse effect on the amenities of surrounding

occupiers or the local highways, in accordance with Policies EN21 and TN15 of the Unitary Development Plan, as amended 2007.

35) The development shall not commence prior to the submission and approval in

writing by the Council of a Strategic Travel Plan, which shall include information on how alternative methods of transport to and from the development, other than by car, will be encouraged by the applicants. No part of the development shall be used or occupied prior to the implemented of the Travel Plan in accordance with the approved details, and the Travel Plan shall thereafter continue to be fully implemented.

To ensure that the use does not generate an excessive number of car trips which

would be contrary to the Council's policies of car restraint set down in Policies TN13, and TN15 of the Unitary Development Plan, as amended 2007.

36) Prior to commencement of the development, details of anti-vibration measures

shall be submitted to and approved in writing by the Council. The measures shall ensure that any machinery, plant/ equipment, extract/ ventilation system and ducting are mounted with proprietary anti-vibration isolators and fan motors are vibration isolated from the casing and adequately silenced. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

To ensure that the amenity of occupiers of surrounding premises is not adversely affected by vibration, in accordance with Policies EN20A, EN20B and EN21 of the Unitary Development Plan, as amended 2007.

37) No development shall commence until a fully detailed sustainability statement,

incorporating an energy strategy, has been submitted to and approved in writing by the council. The approved details shall be carried out before any use of that part of the development to which the approved details relate.

To ensure an energy efficient development to help reduce its carbon dioxide

emissions, in accordance with Policies 5.2, 5.3, 5.6 and 5.7 relating to energy demand, energy efficiency and renewable energy of The London Plan 2011.

38) The development hereby permitted shall not commence until a surface water

drainage scheme, based on sustainable drainage principles, has been submitted to and approved in writing by the council. The scheme shall be implemented in accordance with the approved details prior to first occupation of the development hereby permitted, and thereafter permanently retained.

To prevent any increased risk of flooding and to ensure the satisfactory storage

of/disposal of surface water from the site in accordance with Policy 5.13 of The London Plan 2011 and PPS25.

39) No water tanks, water tank enclosures or other structures shall be erected on the

roofs of the building hereby permitted, without planning permission first being obtained.

The Council wishes to exercise future control over development which may detract

from the appearance of the building and negatively impact on the street scene in accordance with policies EN2 and EN8 of the Unitary Development Plan, as amended 2007.

40) No development shall take place until a methodology has been submitted to and

approved in writing by the Council of how television interference as a result of the development hereby approved would be remediated. Such methodology as approved shall be implemented as appropriate to remediate any television interference immediately upon its discovery.

To ensure that television interference caused by the development is remediated in

accordance with Policy G3 of the Unitary Development Plan, as amended 2007. 41) Prior to commencement of the development hereby approved, details of external

artificial lighting shall be submitted to and approved in writing by the Council. Details shall demonstrate that vertical illumination of neighbouring premises is a maximum of 10lux at ground floor and 5lux at first and higher floor levels. The recommendations of the Institution of Lighting Professionals in the `Guidance Notes For The Reduction Of Light Pollution 2005' shall also be met with regard to glare and sky glow. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

To ensure that the amenity of occupiers of the development site / surrounding premises is not adversely affected by lighting, in accordance with Policies EN20C and EN21 of the Unitary Development Plan, as amended 2007.

42) No impact piling shall take place until a piling method statement (detailing the type

of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Council in consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

The condition has been requested by Thames Water as the proposed works would be in close proximity to underground water and sewerage utility infrastructure; the condition is necessary to ensure that these are protected during construction, in accordance with policies 5.14 and 5.15 of The London Plan, 2011.

43) All balconies provided as part of the development shall have drained level access

doorways. In order to provide accessible space in accordance with policy 3.8 of the London

Plan 2011, and the council's adopted Access for all adopted supplementary planning guidance.

Justification for Approving the Application: 1) 1. The proposed development would bring significant regeneration benefits to

the area, both in terms of community uses and housing, and because it is a well designed building within a high quality public realm that relates well to Wormholt Park and to the surrounding area. The scheme would achieve a sustainable development in accordance with PPS1, which promotes efficient use of land through mixed use development, reducing the need to travel, and in accordance with the general policies of the development plan. The latter policies include policy GO of the UDP, which encourages sustainable development including, amongst other things, co-ordinated land use and transportation, conserving and enhancing environmental quality and biodiversity, ensuring a choice of housing accommodation, including for people on lower incomes and seeking an adequate range of facilities available to all members of the community. They also include UDP policy G3 which seeks to conserve, protect and enhance the quality, character and identity of the borough's built up and open environments and London Plan policies 3.4 and 4.2 which seeks to ensure that development proposals optimise the quantum of use, compatible with the local context.

2. The proposed development would bring forward much needed additional

housing in accordance with London Plan policy 3.3. The mixture of market housing and affordable housing, in the form of intermediate shared ownership units, is considered acceptable having regard to development plan policies particularly London Plan policies 3.11 and 3.12. The former policy requires boroughs in setting overall targets for affordable housing provision in accordance with the requirements of The London Plan to take account of local and general assessments of need and the mayor's strategic target for affordable housing provision that 40% of provision should be affordable. Within that, local authorities

should take into account the London-wide objective of 60% social rent and 40% intermediate units and the promotion of mixed and balanced communities. London Plan policy 3.12 states that boroughs should seek the maximum reasonable amount of affordable housing when negotiating on individual mixed-use schemes, having regard to matters including the need to encourage rather than restrain residential development and the need to promote mixed and balanced communities. The tenure mix is considered acceptable in this instance, particularly taking into account the assessment of local need, the existing tenure mix in the area and of bringing forward a balanced mixed use development with positive benefits for the area.

3. The housing brought forward by the development would be an appropriate

mix, having regard to the objective of securing family and non-family units and special needs housing, in accordance with UDP policy H06. It would also respect the aims of policy H014 which requires compliance with the principles of sustainable waste management. The internal design and layout of the housing units is considered acceptable, although not all of the one bed units would meet the minimum space required by standard S7A and London Plan policy 3.5. There is provision made for private amenity space, though none is required in the UDP, which would benefit the future occupiers. The context of the development, particularly, the close proximity of Wormholt Park is considered such that there would be adequate play space, (including new play area and equipment secured by S106) very close by, in accordance with policy 3.6 of The London Plan, which seeks to ensure that all children have safe access to good quality well-designed secure and stimulating play and informal recreational provision.

4. This mixed use development is considered appropriate and beneficial, having

regard to UDP policies SH1 and CS2 and to London Plan policies 3.16, 3.2, and 3.17. The inclusion of shops within the scheme would accord with UDP policy SH1, which seeks to retain and improve accommodation suitable for `A' class uses. The former Janet Adegoke swimming pool, which was closed around 2002, has been replaced off-site at the Phoenix High School (approximately 170m north of the application site) having been integrated with the fitness centre at the Phoenix High School and has become an important facility for local community. The need for social infrastructure and community facilities in the area and the need to improve the health of the local population and reduce health inequalities, in partnership with the London strategic health authority, primary care trusts and other organisations involved in delivering health services are to be addressed within this scheme, in accordance with the aim of London Plan policies 3.2, 3.16 and 3.17.

5. The development is considered to comply with UDP policies EN2, EN2B and

EN8 and London Plan policy 3.5. The proposal is considered to represent an enhancement of the public realm and the development would be of a high quality design that would respect the local setting and provide a mix of integrated facilities and uses, responding to the needs of the local community. The character and appearance of the conservation area and its setting and views into and out of it would be preserved or enhanced.

6. The scheme properly addresses environmental issues. It is considered that

UDP policy EN10, which requires a safe and secure environment, is complied with. The proposal, similarly, would accord with standard S5 and policy EN17 of

the UDP in that it would incorporate suitable facilities for the storage and collection of segregated waste. UDP policies EN20A and EN20B would be complied with because the development would not cause any undue pollution, with no significant worsening of air quality nor undue noise. With controls in place, compliance with UDP policy EN21, which requires that development does not cause undue detriment to the amenities of neighbours, would be ensured.

7. Whilst the proposal would result in a modest encroachment into Wormholt

Park, a portion of the development site would be used to replace the lost area. Furthermore, the development would introduce a new urban space adjacent to Bloemfontein Road and provide significant improvements to Wormholt Park, to be secured through a legal agreement. Accordingly, the proposal is considered to be acceptable having regard to UDP policies EN22, EN23, EN26, EN27 and EN29 which require that new developments make provision for open space, that tree planting is provided. The proposal would also have regard to London Plan policy 7.18, which seeks to ensure that the present and potential value of open space to communities is protected, enhanced and realised. UDP policy EN22 requires that any development on public open space only be permitted if development would preserve its openness. In this regard, the development was considered a departure from the development plan. However, because replacement land would be integrated into Wormholt Park, itself to be improved, the scheme is considered acceptable. The quality of the nature conservation area would not be prejudiced within this proposal and the area is not considered to be an area of significant or special nature conservation interest such that there would be demonstrable harm to wildlife value.

8. The impact of the proposal on the highway network and local parking

conditions would be minimal, and the development is considered to accord with UDP policies TN4, TN6, TN13 and TN15 and standards S18, 19 and 20; which require development proposals to be assessed for their contribution to traffic generation and their impact on congestion, require proposals to be designed to facilitate ease of access by disabled people and require proposals to provide direct, convenient, safe and provide secure facilities for cyclists.

9. The impact of the proposed development upon adjoining occupiers is

considered acceptable. In this regard, the proposal accords with UDP policy EN8, which requires developments to respect the principles of good neighbourliness, and with standard S13 with respect to preventing a significant loss of outlook or privacy to neighbouring occupiers and that no new roof terraces nor balconies be created, use of which might cause harm to the amenities of neighbours by reason of noise and disturbance.

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All Background Papers held by Michael Merrington (Ext: 3453): Application form received: 31st May 2011 Drawing Nos: see above

Policy documents: The Revised London Plan 2008

Unitary Development Plan as amended September 2007. Consultation Comments: Comments from: Greater London Authority - Planning Decisions Unit Greater London Authority - Planning Decisions Unit Hammersmith And Fulham Disability Forum Environment Agency - Planning Liaison Thames Water - Development Control Environment Agency - Planning Liaison English Heritage London Region

Dated: 01.08.11 29.06.11 20.07.11 28.06.11 29.06.11 15.06.11 18.07.11

Neighbour Comments: Letters from: Dated: 1.0 BACKGROUND 1.1 The application site is located between Bloemfontein Road and Wormholt Park, is 0.7 hectares in size, and previously included the site of the former Janet Adegoke swimming pool (now demolished) and the former three storey social services offices on the corner of Sawley Road; and parts of Wormholt Park. The offices have also been demolished and the facilities relocated to Cambridge House and Barclay House. 1.2 The main frontage of the site is located on the western side of Bloemfontein Road, opposite Charnock House and Campbell House. Charnock House is a four storey building with retail at ground level and residential above - the ground floor shops fall within the Bloemfontein Key Local Shopping Centre. Campbell House is a five storey residential building. The southern and northern parts of site have short frontages along Sawley Road and Bryony Road respectively, which lie opposite two storey houses. The rear of the site faces onto Wormholt Park. The northern half of the site is located within Flood Risk Zone 1, which is the area with the lowest risk of flooding; whilst the southern part of the site is in Flood Risk Zones 2 and 3. 1.3 Wormholt Park is a public open space of borough-wide importance, a nature conservation area and lies within the Old Oak & Wormholt Conservation Area. 1.4 In 1950, planning permission was granted for the reconstruction of the open air swimming bath. 1.5 In 1978, planning permission was granted for the erection of a public indoor swimming pool complex. 1.6 In 2003, conservation area consent was granted for the demolition of the Janet Adegoke leisure centre.

1.7 In 2004, planning permission was granted for the erection of a swimming pool at the Phoenix High School, (approximately 170m north of the former Janet Adegoke leisure centre). 1.8 In 2006, the Planning Applications Committee deferred a planning application and listed building consent application for the erection of a part two and part seven storey building to provide a health centre (Class D1), retail (Class A1) and IT cafe (Class A3) on the ground floors; replacement social services facility (Class B1) and health care centre (D1) on the first floors; 141 residential units (Class C3) on the upper floors with underground car parking (110 spaces) and landscaping. This application was not determined. 1.9 Planning permission and conservation area consent were granted on 24th June 2009 for the demolition of all the existing office buildings and pavilion building and the erection of a part two, part seven storey building to provide a health centre (Class D1), retail (Class A1), cafe (Class A1) on the ground floors, health care centre (D1) and social services facilities on the first floors, 179 residential units on the upper floors (39% affordable), and underground car parking (116 spaces). The site has since been cleared. 1.10 The current application is a revision to the permission granted above, and comprises the redevelopment of the site by the erection of a part one, part two and part seven storey building to provide a health care centre (Class D1), and retail (Class A1) on the ground floor; provision of a health care centre (Class D1) on the first floor; 170 residential units on the upper floors (39.4% affordable), together with underground car parking (116 spaces) and landscaping. 1.11 The key differences between the current scheme and that previously approved are that: - 9 less flats would be provided - no office accommodation would be provided - minor changes are proposed to the rear footprint of the building (a reduction in size) - there would be a reduction in the quantum of retail floor space - there would be a reduction in the number of lift cores, but with an increase in lifts (+3) serving the development - minor elevational changes 1.12 As before, the health centre would bring together a number of local facilities and services under one roof including GP rooms, dental surgeries, chiropody, a day surgery, district nurse rooms, health visitor room and a pharmacy. Other services would include radiology, speech and language, mental health and health trainers, as well as a learning difficulties day centre. 1.13 The building would be composed of three elements, part single storey, part two storey projecting wings and a central section of seven storeys. The health centre will be located at ground and first floor levels on the northern part of the site, and the southern end of the site would contain retail accommodation. Between these wings is a proposed new entrance to Wormholt Park. The proposed residential element on the upper six floors of the development would straddle the projecting wings. The 170 flats would have a 39%:61% tenure split between the affordable and market housing. Twenty four of the dwellings would be wheelchair adaptable units. Although the number of proposed units

has decreased from the original permitted scheme, the exterior height and width of the building remains broadly the same, with a small reduction in the rear footprint of approximately 235 sq.m. 1.14 The application site includes a small area of Wormholt Park, which currently comprises tennis courts and a children's play area. The application would provide funds for their relocation. See legal agreement section in para 3.88 below. 1.15 The applicants have consulted the local community prior to the submission of the current application. This took the form of briefing notes to the ward councillors, holding a local workshop, as well as meetings with local residents groups. 1.16 The applicants have submitted the following documents in support of their proposal: - Revised Planning Statement - Revised Design Statement - Transport Assessment - A BRE Sunlight and Daylight Report - Revised Access Statement - Revised Sustainable and Renewable Energy Statement - Waste Management Strategy - Retail Assessment - Public Consultation Report 2.0 PUBLICITY AND CONSULTATION 2.1 The planning application has been publicised by statutory site notices and press notices. The planning application has been advertised as a departure from the UDP due to the minor encroachment on part of Wormholt Park. 2.2 Individual notification letters have also been sent to approximately 220 adjoining and surrounding occupiers. 2.3 Notification letters have also been sent to Hammersmith Society, Hammersmith and Fulham Historic Buildings Group, White City Residents Association, White City Community Association, Wormholt Estate Tenants and Residents Association, Wood Lane Residents Association, and the Wood Lane Tenants Association. 2.4 No responses have been received to the proposed development as a result of the above consultations. 2.5 The GLA have been notified and their Stage 1 report on balance felt that the scheme did not comply with the London Plan 2011, with regard to housing mix, urban design grounds, climate change policies and transport issues. Their report, however, also identified potential remedies that may overcome their concerns. The applicants have since met with the GLA and have provided additional information for the GLA and council's consideration which has been taken into account in this report. 2.6 The Environment Agency has been notified and confirmed that they raise no objections to the proposal subject to appropriate conditions.

2.7 English Heritage has been notified and confirms that they raise no objections to the proposal. 2.8 The Crime Prevention Liaison Officer previously stated that the scheme incorporates a number of positive crime reduction features (CCTV, security lighting, limited access and well-overlooked communal spaces are particularly noteworthy), and would benefit the wider area by increasing natural surveillance of Wormholt Park. The fins, that were part of the design feature, have been raised following advice. 2.9 Thames Water have been notified and have provided comments on issues such as waste, surface water drainage, ground water, and effluent. They have recommended the information be passed on the developer in the form of informatives, which would appear on the planning decision notice. 2.10 Hammersmith and Fulham Action on Disability (HAFAD) have commented on the application as follows: - Will the public from the park be able to access the public toilets in the building? (Officer Comment: there is potential for park visitors to use the PCT facilities, this will be explored as part of project to enhance Wormholt Park, the retail units unlikely to be used as a café, so there is no likelihood of public toilets in the retail facilities) - If possible there should be adequate signage to these toilets (Officer Comment: see above) - If there is space for community groups it should be close to the accessible toilets (Officer Comment: the final internal layout has yet to be agreed, so details are not currently available) - Where are the wheelchair flats located on the site? (Officer Comment: additional plans have been provided to show the location of wheelchair adaptable flats) - Lifts should be useable in the event of a fire (Officer Comment: lifts would be to Lifetimes Home Standard) - There should be Blue Badge spaces allocated in the basement for patients who wish to arrive by car and management of these spaces would need to be considered. (Officer Comment: 2 to 3 spaces would be available for use by visitors, by prior booking/arrangement, details of which would form part of the parking management plan) - Any proposed new bus stop should be accessible (Officer Comment: the bus stop on the plan is indicative only, the location and specific arrangements for the bus stop would be resolved under the S106) - Provision of disabled parking bays (The investigation and provision of this to be examined as part of the highways works) - Any crossings close to the health centre should be upgraded from zebra to pelican and any bus stops in the area should be accessible and have shelters. (Officer comment: see above). 3.0 PLANNING CONSIDERATIONS 3.1 The principle of the mixed use development on this site has already been approved. Therefore the main planning issues relate to the differences between the current proposal and the approved scheme. Notwithstanding this, the key principles are: i) the acceptability of the proposed uses in the context of the policies contained in the Unitary Development Plan (UDP), the London Plan and national planning guidance;

ii) residential density; iiii) the impact of the proposed development on Wormholt Park; iv) the impact of the proposed development on the character or appearance of the surrounding area and the Old Oak and Wormholt Park Conservation Area; v) the residential amenity of existing and proposed residential occupiers; vi) traffic and parking demand generated by the proposed development upon the existing transportation system and highway network; vii) the sustainability of the development and its environmental impact. POLICY - LAND USE ISSUES Loss of former leisure use 3.2 UDP Policy CS2 seeks the retention of recreation facilities and will not normally allow change of uses to other purposes. Where redevelopment is proposed the Council will require replacement accommodation for recreation use on site. If the continuation of recreation use is not appropriate the preferred alternative use will be for arts, culture or entertainment (ACE). In the absence of any viable or appropriate ACE uses, alternatives will be considered in accordance with other policies in the UDP. The emerging Core Strategy, due to be adopted on 19th October, also seeks to protect all existing community facilities where there is an identified need. The last use of the site was as a leisure centre (Class D1). The former JAC swimming pool has been closed since around 2002 and has been replaced off-site at the Phoenix High School (approximately 170m north of the application site) and is integrated with the fitness centre at the Phoenix High School and has become an important facility for local community. The application site has been cleared. Officers consider that the replacement pool remains within easy reach of the local population that use the facility. Proposed mixed use 3.3 National planning guidance (PPS1 - Delivering Sustainable Development) promotes more efficient use of land through mixed use development and encourages planning to actively seek to bring vacant and underused land previously developed land and buildings back into beneficial use. The proposal comprises primarily housing, health, and retail uses as well as associated landscaping and alterations to Wormholt Park; the principle of these uses is considered below. Housing 3.4 National planning guidance (PPS3 - Housing) seeks to create sustainable, inclusive and mixed communities with high quality affordable and market housing to address the requirements of the community, particularly in terms of tenure and price to support a wide variety of households. In respect of housing, The London Plan 2011 policy 3.4 seeks to ensure that development should optimise housing output for different types of location within the relevant density range shown in Table 3.2 - Sustainable Residential Quality Density Matrix. 3.5 The London Plan requires boroughs to set an overall target for the amount of affordable housing provision over the plan period. The London Plan affordable housing

target equates to approximately 40% of which 60% should be for social rent and 40% for intermediate or sale - London Plan policy 3.11. 3.6 The London Plan policy 3.12 states that 'the maximum reasonable amount of affordable housing should be sought when negotiating on individual private residential and mixed-use schemes, having regard to, amongst other things, affordable housing targets adopted in line with Policy 3.11'. In this case the Core Strategy, due to be adopted on 19th October, has a borough wide target that 40% of all additional housing should be affordable. In addition it states in policy H2 that 'the council would prefer all additional affordable housing to be intermediate and affordable rented unless a small proportion of new social rented housing is necessary in order to enable proposals for the regeneration of council or housing association estates....'. In considering this proposed development, the council has had regard to both London Plan policies and the emerging Core Strategy, which officers consider has considerable weight. 3.7 The London Plan target seeks the provision of approximately 40% of new homes in London to be affordable units and that 60% of the affordable housing provision should be social rented, but having regard to the individual circumstances of the site. The circumstances that need to be taken into account include current and future requirements for affordable housing and the need to promote mixed and balanced communities. 3.8 The housing tenure mix included in the current scheme is in line with the previous approval. The proposed development includes 170 residential units split 61%:39% between market and affordable units and with all the affordable units being intermediate housing. The key difference with the current scheme is the loss of the small studio units and their replacement with larger 1 bed flats. The proposed housing is comprised as follows: 1 Bed Flats - 62 x private, 42 x Low Cost Market 2 Bed Flats - 40 x private, 18 x shared ownership 3 Bed Flats - 1 x private, 7 x shared ownership This equates to 60.6% private and 39.4% affordable. A financial appraisal was submitted as part of the proposal and this has been independently analysed and found to be robust. Therefore, no objection is raised to the proposed mix on the grounds of viability. 3.9 Although the quantum of affordable units has slightly decreased from 70 to 67 units the quality is much improved, in officers' view. Of the 47 Discount Market Sale (DMS) units in the previous approval, 39 were between 25.5 sqm and 34.7 sqm in size. The small size of these units was mainly to address concerns of affordability. By reconfiguring the scheme, all the DMS units would now be between 39.2 sqm and 44.5 sqm; but despite this increase in floor space, the applicant has undertaken to maintain the affordability in the DMS as previously agreed. In addition, there would now two additional 2 bed shared ownership units in the affordable element of the scheme. 3.10 The application site lies between two large Council estates - the White City Estate and Wormholt Estate. White City has 2,037 properties of which 73% (1,490) are social rented and Wormholt has 681 properties of which 46% (316) are social rented. The application site falls within the Wormholt and White City ward which includes 47% social housing which is significantly higher than the London average (24%). Currently only an

estimated 2% of the borough's housing stock can be classed as affordable intermediate housing and the borough has the fourth highest house and land prices in the country. 3.11 Significantly, the average property price in the borough is £520,000 and the average income is £42,300 which means that most properties are beyond the means of first time buyers and many existing households in the borough. The GLA has been committed to providing intermediate housing wherever possible for a range of incomes between £19,000 to £52,500. However given that the borough has the fourth highest land prices in the country and the council's desire to build 3 bed + intermediate accommodation to match local housing needs, this upper limit has been stretched to the English Partnership First Time Buyers Initiative upper limit of £60,000. 3.12 The current scheme would include 67 intermediate units and 37% of these would be family sized and 10 % of these intermediate 3 bed. As per the previous approval the Intermediate units would be affordable on the following basis: One third at gross annual household income up to £30,000 One third at gross annual household income up to £40,000 One third at gross annual household income up to £60,000 3.13 The low cost market discount units would be sold at indicative discounts of between 31% and 48% to ensure affordability to target low to middle income households. To ensure compliance with PPS3 affordability criteria, the unsold equity would be held in perpetuity. If at anytime the unsold equity was to be released, the capital receipt realised would be ring-fenced for future affordable housing purposes. This is a more sustainable low cost product than traditional grant funded shared ownership, given that the discount to the full market remains for future purchasers. If at anytime, the equity of the Low Cost Market Discount unit(s) was sold, 100% of the receipt would be 'recycled' for affordable housing purposes. 3.14 The Council would, in the first instance, promote and market the intermediate housing to those living in the White City Estate and Wormholt Estate area. In order to increase affordability, the Council would offer additional incentives for those on low incomes including Tenant Incentive payments to those looking to move from larger social rented housing (£20,000 for a 2 bed up to £40,000 for a 5 bedroom property) and a rent free period on shared ownership of up to 5 years for those moving from larger family social rented accommodation. 3.15 The proposal includes 14% wheelchair adaptable dwellings which exceeds what is required by UDP policy HO6 which seeks 10% of the units to be suitable for occupation by wheelchair users; and all of the flats would be accessible by lift and designed to Lifetime Homes Standards. Open Space 3.16 There were concerns with earlier applications about the amount of open space lost. With the previous permission the applicants would have achieved a Park equilibrium by replacing on-site that area of park that would be encroached upon on the realigned rear boundary between the park and the application site. In addition the application proposes a public piazza on Bloemfontein Road, which would be linked to the park by a 'gateway' under the building. The rear footprint of the building currently proposed has been reduced (by some 235 sqm), such that, overall, the proposed development would provide a net increase in open space provision. Significantly, as

previously recognised, Wormholt Park is in need of improvement and there are issues with loitering and anti-social behaviour. The proposed scheme would increase passive surveillance of the park and also introduce active uses, which are welcomed. The development would secure environmental improvements to the park, as part of a Section 106 legal agreement. The proposal would accord with UDP policy EN22 and emerging Core Strategy open space policy which seeks improved parks and open spaces. Indeed, the Core Strategy specifically identifies future investment in Wormholt Park. Health 3.17 The London Plan encourages the provision of high quality health care for a growing and changing population - policy 3.17 - and encourages boroughs to work with the NHS and others. UDP Policy CS8 aims to ensure the availability of adequate land for community service uses and seeks to assist in identifying suitable sites. UDP Policy CS10 states that proposals for the provision of general medical practitioner services are normally given sympathetic consideration. The Primary Care Trust have a clear need for improved health care services in this part of the borough. The proposed health care element presents an opportunity to address this need. The emerging Core Strategy states that the council will assist in securing sites for future health care provision 3.18 The White City Area experiences poorer overall health and fails to make effective use of the existing health services. The proposed health care facilities have been developed after consultation with local people and in partnership with the local PCT. There are three broad reasons for the proposed relocation to this site: (1) audit showed a number of practices operate from inadequate premises, which cannot meet primary care needs (2) a number of GPs locally are likely to be retiring and the PCT wish to ensure a smooth transition (3) a purpose-built development would enhance patient care and the working environment. The scheme would provide between 23 and 28 doctors, between 23 and 28 district nurses and between 5 and 8 health visitors. 3.19 In general, the improved health care facilities proposed would offer a more flexible and responsive health care service to local residents by increasing their choice of appointment time and reducing the potential waiting time for patients. The proposed health centre is a desirable and appropriate use, in principle, for the site. The proposal accords with UDP policy CS8 in the absence of any appropriate alternative and should be considered sympathetically, in accordance with UDP policy CS10. Retail 3.20 National planning guidance (PPS4) states that it is essential to provide easily accessible local shopping facilities, which should be protected and strengthened. The application proposes 603 sqm (a reduction of 514 sqm from the earlier approval) of retail (a basket supermarket 482 sqm, and a smaller unit of 121 sqm). 3.21 The proposed provision responds to strong local support for a small supermarket during pre-application consultations with the local community, many of whom felt that - the local shops were expensive, run down and limited - new retail would enhance existing shopping provision in the local area and

proposal would not necessarily have a detrimental impact on the existing Bloemfontein Road Key Local Shopping Centre

3.22 The applicant has submitted a supporting Retail Assessment which indicates that the additional retail floorspace would strengthen the existing KLSC (opposite the site) for retail purposes by forming a natural extension and that it would not impact significantly on neighbouring retail centres. The West London Retail Needs Study Update 2010 identified capacity for additional floorspace in the borough and notes that it is up to the borough to make policy choices about the most appropriate location. Officers consider that the development would contribute to the identified need for additional floorspace in the borough and could be a catalyst for improvements to the retail vitality and viability of the nearby KLSC (to be re-designated as a neighbourhood parade in the emerging Core Strategy) and economic regeneration for the area. The footfall generated by the new supermarket, the integrated care centre, associated employment and the new dwellings should increase potential customers and encourage improvements / investment to the shops within the centre. Conclusion on land use policy 3.23 As per the earlier approval, the proposed mix of uses within the development would result in an efficient use of the site which has wider environmental and community benefits. The proposal is considered to accord with national, regional and local planning policies. 3.24 In respect of national polices, the proposal accords with PPS1 which promotes a more efficient use of land through higher density, mixed use development and the use of suitably located, previously developed land and buildings. PPS1 also states that planning should seek actively to bring vacant and underused previously developed land and buildings back into beneficial use. The development is also in line with PPS3 - Housing - which seeks to create sustainable, inclusive and mixed communities with high quality affordable and market housing to address the requirements of the community, particularly in terms of tenure and price to support a wide variety of households. The location of housing should facilitate the creation of communities of sufficient size and mix to justify the development of, and sustain, community facilities, infrastructure and services. 3.25 In respect of regional policies, the proposal accords with The London Plan and with the emerging Core Strategy and the existing UDP. The new housing and additional uses would contribute to the regeneration of the area, meet local needs and help create and sustain a mixed and balanced community. Impact on Wormholt Park 3.26 The principle of the impact of the development on Wormholt Park has already been considered and approved as apart of the earlier scheme. This current scheme, due to its reduced footprint (235 sqm smaller) can be argued to have a lesser impact. London Plan policy 7.18 seeks to protect open spaces and states that loss must be resisted unless equivalent or better quality provision is made within the local catchment area. London Plan policy 3.6 (Children and Young People's Play and Informal Recreation) seeks to ensure that all children have safe access to good quality, well designed, secure and stimulating play and informal recreation provision. 3.27 Policy EN22 of the UDP states that development on open space identified on the Proposals Map will not be permitted unless it can be shown that such development would preserve or enhance its open character its function as a sport, leisure or recreational resource; and its contribution to biodiversity and visual amenity. UDP Policy EN23 states that new development is required to make provision of open space to meet the needs of occupiers and users in accordance with standards S5a and S7. This

should normally be on-site; it may be made as a contribution to the establishment of, or enhancement of nearby open space. UDP Policy EN27 states that development in nature conservation areas will only be permitted where it would: (a) realise a qualitative gain for the local community in pursuance of physical, social and economic regeneration objectives of the UDP and measures are included for the protection and enhancement of any substantive nature conservation interest or (b) provision is made for a replacement nature conservation interest of equal or greater value to the area. 3.28. The emerging Core Strategy seeks to improve parks and recreation facilities. 3.29 The previously approved scheme enabled the park to maintain the same land area due to a land transfer of 720 square metres which was facilitated through the realignment of the boundary between the application site and the park. The result was no net loss of park open space. The current scheme would also involve realigning the boundary and with the reduced footprint, would result in an increase in the open space of some 235 sqm over the previously approved scheme. There would be improved play facilities within the park arising out of the scheme. There would be a qualitative gain to the local community realised within this scheme through the new health care facility and shopping facilities, such that the loss of a small part of nature conservation area can be considered acceptable in this instance. For these reasons the above policies are considered to be complied with. Residential density 3.30 There is no policy in the UDP with regards to residential density. London Plan Policy 3.4 (optimising housing potential) is relevant. Policy 3.4 seeks to optimise housing output within the residential density ranges set out in Table 3.2 of London Plan, to ensure sustainable residential quality. 3.31 Officers consider that the location of the site is such that it would fall within PTAL 2, for which The London Plan allows an indicative density range of 200-450 hrh. 3.32 The development has a density of 540 hrh, which exceeds the indicative density range. This density is an increase on the earlier approval (503 hrh), which is due to the introduction of residential units at first floor level (previous approval had office floorspace), together with the increased size of the proposed residential units, providing a much better quality of accommodation. However, The London Plan states that the density tables are intended as a guide, rather than an absolute rule and should be applied flexibly in the light of local circumstances to help arrive at initial appropriate density ranges for particular sites. Higher densities may be possible where this can be justified by local circumstances. Officers consider that the siting, high quality design and layout of the development would optimise the re-development of an otherwise underused site while safeguarding the quality of the environment. The proposal would improve the street scene, improve pedestrian access to Wormholt Park from Bloemfontein Road, improve the quality of its play facilities and therefore the quality of the park, provide a significant amount of affordable housing, and include green roofs which would provide further opportunities for biodiversity. Officers are therefore satisfied with the quantum of development. DESIGN & CONSERVATION Scale and Character

3.33 London Plan policy 3.5 promotes high quality inclusive design which would create or enhance the public realm; contribute to the adaptation to, and mitigation of, the effects of climate change; respect local context, history, built heritage, character and communities; provide for or enhance a mix of uses; be accessible, usable and permeable for all users; be sustainable, durable and adaptable in terms of design, construction and use; address security issues and provide safe, secure and sustainable environments; be practical and legible; be attractive to look at and, where appropriate, inspire, excite and delight; respect the natural environment and biodiversity, and enhance green networks and the Blue Ribbon Network; and address health inequalities. These principles should be used in assessing planning applications and in drawing up area planning frameworks and DPD policies. Design and Access Statements showing how these principles have been incorporated into a scheme should be submitted with proposals to illustrate their impacts. 3.34 The site is located in an area of mixed character. To the east the White City Estate is characterised by four and five storey residential brick faced buildings with a dense urban character. Directly opposite the site are two 5-storey blocks of flats with a shopping parade at the ground floor. To the north, south and west (beyond Wormholt Park) are two storey terraced cottages, characteristic of the `Garden City' estate found in the Wormholt Estate. Immediately to the west is the open space of Wormholt Park, with its many mature trees. The site sits within and on the eastern boundary of the Old Oak and Wormholt Conservation Area. Design Response 3.35 UDP Policies EN2, EN2B and EN8 are relevant to the application. Policy EN2 relates to conservation areas, Policy EN2B, deals with views in and out of conservation areas and policy EN8 deals with the design of developments. The current proposal takes the previously approved scheme as its template and largely replicates it. As such it has been designed to respond to the contrasting scale and conditions posed by the surroundings, and at the same time propose a high quality and well-designed building in its own right. The driving force for the design and setting of the building is to create a building in parkland, which would enhance both the park and the street scene. The form of the building aims to restore access to the park from Bloemfontein Road, an access which had been lost through the former developments on the site. 3.36 The building would be composed of three elements, part single storey, part two storey projecting wings and a central section of seven storeys. The podium buildings are designed to create an appropriate relationship with the park, Bloemfontein Road and Sawley and Bryony Roads. It is considered that the proposed design is successful in this respect. 3.37 The seven storey building fronting Bloemfontein Road would pick up on the grander urban scale of Bloemfontein Road. The Bloemfontein Road elevation would be two stories higher than the block opposite, Campbell House (one storey higher than its roof line). It is considered that the height difference would be insignificant and partially offset by a generous well landscaped area creating a set-back from road by 20 metres, and lined with trees. In the circumstances it is considered that the development, although higher than its surroundings, would not overwhelm the scale of the area. 3.38 The building would address Wormholt Park in two ways: by providing a new gateway from Bloemfontein Road. This gateway has been enhanced under the current scheme with the removal of the central lift core, which provided some obstruction under the previous approval. Furthermore, the impact of the projecting wing elements has

been designed to be as transparent as practicable onto the park. Both the retail units would have entrances onto the park, creating an enlivened façade and encouraging use and natural surveillance. The collaborative care centre would have a single controlled entry from Bloemfontein Road, while the use would not allow any physical opening onto the park, large glazed areas, for example where there are waiting areas, would give good visual transparency. Street Elevation 3.39 The proposed building would be linear in composition and articulated with vertical bays. The design concept allows the vertical structural elements to be expressed as external fins which in turn would act as privacy screens and allow balconies to be suspended from them, without projecting them beyond the face of the building. The vertical fins have been amended since the earlier permission to terminate at second floor level, following secured by design advice. The overall appearance is of a highly modelled and animated building. At ground level the elevations would be substantially glazed, allowing an animation to the street, and a safe environment. The four vertical cores and entrances to the residential building would allow the building to be broken into five linked parts giving a rhythm to the street elevation, and allowing for a more open entrance into the park from Bloemfontein Road. The provision of many visible entrances will enable the street to feel safe and be used. The fins would also project above the roof line adding visual interest and a sense of rhythm to the rooftop silhouette. 3.40 The design of the building has changed little since the earlier permission, with the exception of the shortening of the fins and the reduction to primarily single storey for the southern podium building, together with the reduced footprint. The main architectural elements remain dominant and would give the building its overriding character. The main part of the building would sit within them, giving the opportunity to provide balconies to each dwelling on both the Bloemfontein Road and park elevations, and the opportunity to break up the roofline. The balconies would not project beyond the building, being contained by the fins, but would give added interest and enhanced modelling to the elevations, allowing for surveillance of the street and park, while retaining privacy within the balcony itself. The design would also give the opportunity for the introduction of an element of colour adding further life and interest to the design. Park Elevation 3.41 The proposal would create a gateway which connects Wormholt Park physically and visually in to the wider area, this should increase the use of the park. The lift cores would define the five linked sections of the building, and the concept provides for an interesting well modelled building as well as one which allows for considerable surveillance of the park. The reduced lift cores would result in the entrance to the park from Bloemfontein Road being more open and providing a better connection with the park, which is considered to be a major improvement over the earlier approved scheme. All the residential units would have balconies which are designed to be an extension of the living space, over half would have views into the park which would enhance the security of the park. 3.42 At ground level the Collaborative Care Centre is designed to incorporate fingers projecting out into the park together with large glazed areas which would allow a direct visual connection from the centre's waiting and play areas to the park. The sections of the building's perimeter which would address the park that would have a requirement for privacy would be protected by a landscaped buffer between the building skin and public realm. The southern building which would include the retail element of the scheme

would incorporate a dual aspect unit which could have access to both Bloemfontein Road and the park. Landscape Strategy 3.43 With the earlier approval, the key outcome of the landscape strategy was: a) achieve a harmonious integration of the new space with the existing park; and b) to ensure that the new park area in font of the development was sustainable, useful, secure and made a significant contribution to the character of the area generally and the conservation area in particular. 3.44 It is considered that the landscape strategy and the indicative drawings strategy submitted with the current application reflect the earlier approval and demonstrate that the applicant has the capacity to achieve the objective of drawing the park through and under the building, creating a new element of Wormholt Park on Bloemfontein Road, creating a transition between the scale of the residential areas to the east, the relatively dense urban character of the new development and the park to the west. 3.45 The proposal also includes substantial improvements to the eastern end of the park to integrate it with the new development. The design team has worked with Groundworks and LBH&F Parks department to ensure that these proposals are in line with their aspiration for the overall improvement and remodelling of Wormholt Park. The Park Interface 3.46 The new building would sit at the eastern end of Wormholt Park, its two wings embracing and enclosing the park to create a sheltered, well overlooked and contained contemporary public garden. 3.47 This garden would provide opportunities for quieter, contemplative activities as a counter balance to the more active areas of play at the western end of the park. The wedge walls extend the formal grid of the frontage, creating a series of low sculpted seats which would eventually emerge as wings and gateways to the park. These gates can be closed at dusk to secure the inner garden which is then transformed into a private amenity area for the residents. 3.48 External amenity space is proposed for every dwelling in the form of balconies, all of which have the added advantage of being inset, so offering a more usable, sheltered and private solution than the usual projecting balcony. Additional visual amenity space would be provided for the second floor dwellings in the form of green roofs. Moreover, the development is located within Wormholt Park, within which new play, sports and passive open air recreation facilities would be provided as part of this development. In response to a request from officers, the applicant would create opportunities for informal children's play closer to the rear of the main building. This development includes the regeneration of the park to give active and passive outdoor facilities for all ages and additional opportunities for informal play would be provided adjacent to the rear of the building. 3.49 The proposal would optimise the development potential of the site; enhance the public realm of a site that is currently vacant and underused site and provide a high quality scheme. It is considered that the development has been designed to respect the local setting and provides a sustainable mix of integrated facilities and uses that responds to the needs of the local community. The development is considered to comply with UDP policies EN2 and EN2B concerning development in conservation

areas, and is in accordance with the policies set out in EN8. London Plan policy 3.5 is also considered to be met. IMPACT ON ADJOINING OCCUPIERS Daylight and sunlight 3.50 In considering the impact of the development on neighbours, the Council has regard to the guidance set out in Building Research Establishments' (BRE) Report 1991 - 'Site Layout Planning for Daylight and Sunlight - A guide to good practice'. New development should allow for the protection of adequate light to reach adjacent buildings. 3.51 The current scheme reflects the previously approved development. As per the earlier approval, in Bryony Road, 4 ground floor windows would marginally fail the VSC daylight standard by less than 3% and 3 first floor windows would fail by 1% or less. In Bryony Road, only in 1 instance at ground or first floor level would daylight distribution be reduced by 2% more than the normal maximum. In Sawley Road, 10 ground floor windows would marginally fail the daylight VSC standard - significantly these windows form part of multifaceted bay windows and the windows to which they relate benefit from the entirety of the bay and this is not reflected in the calculations. At first floor level in Sawley Road, only 1 window would marginally fail the VSC daylight standard by 0.05% which is imperceptible. Notwithstanding this, the southerly orientation of the windows to the front elevation of properties in Bryony Road would ensure that the proposed conditions during summer and winter would be in excess of the BRE target. Overall, it is acknowledged that there are some technical transgressions of the BRE guidelines, however it is considered that the proposed building would ensure that levels of light reaching adjacent windows would not be unduly harmed by the development. Officers consider that as with the extant permission, these marginal infringements are not sufficient to withhold planning permission. Loss of outlook and privacy 3.52 UDP Standard S13.2 requires that there is no significant loss of outlook and privacy. S13.2a states that development will not be permitted for roof terraces or balconies if their use would cause harm to the existing amenities of neighbouring occupiers by reason of noise and disturbance. 3.53 The front elevation of the proposed building would be positioned a minimum of 42 metres from the opposing front elevations at Charnock House and Campbell House. The rear elevation faces Wormholt Park and the properties at Bryony Road and Sawley Road can only be viewed from an oblique angle. Significantly, the bulk of the building is positioned towards the Bloemfontein Road frontage. The flank elevations of the proposed development contains residential windows and balconies at first floor level and above, however these are positioned at least 18 metres from the opposing front elevations in Bryony Road and Sawley Road. Furthermore the proposed details of the design of the windows and materials of the balcony have not been submitted and these could be designed to further minimise any impact. A condition will be attached to any permission requiring the submission and prior approval of these details. The green roofs would be for visual amenity only rather than for use as amenity space. Officers consider that the development would have no detrimental impact of the residential amenities of the neighbouring properties. The proposal would thereby accord with UDP standards S13.2 and S13.2A.

3.54 The effect of vehicular activity both for parking and servicing would be concentrated on Sawley Road, close to its junction with Bloemfontein Road. The impact of this activity should be largely neutralised by the introduction of new traffic calming measures designed to restrict maximum traffic speeds to 20mph. Conditions on Bryony Road should maintain the significant improvement following the closure of the car park associated with the demolished original Janet Adegoke centre. 3.55 There would be a significant level of pedestrian activity on this section of Bloemfontein Road from the health care facility and the small supermarket and retail unit - the former Janet Adegoke Leisure Centre previously generated significant pedestrian movement. The dwellings would add to this activity, creating vibrancy not seen here before. Most of these impacts should be benign for existing residents, while the light, activity and passive surveillance will significantly enhance the level and feeling of security for existing residents. 3.56 The impacts of the development on residential amenity are considered to be acceptable. QUALITY OF ACCOMMODATION 3.57 Officers consider that the proposed residential units would have a satisfactory internal layout and the distance and height of adjacent buildings is such that they would receive acceptable levels of daylight and sunlight. The development would have a predominantly east or west orientation with outlook and privacy of proposed units being adequately protected. 3.58 UDP Policy HO6 requires the provision of 10% of the units to be designed for occupation of wheelchair users. In this case, the provision of up to 24 wheelchair units (14%) exceeds the minimum standard - these units would be of satisfactory size. 3.59 Standard S7A relates to internal space provision in new dwellings and requires that all the dwellings should meet the minimum standard of 44.5 m², 57 m² and 70 m² respectively for one, two, and three bedroom flats. Respectively the proposed one bedroom flats range from 39.2 to 52.4 sqm, the two bed units range from 80 to 122 sqm and the 3 bedroom units range from 103 to 122 sqm. The two bed and 3 bed units exceed this standard, however, the smaller 1 bedroom units (Type A) are 39.2 sqm in size (5.3 sqm below the standard). Accordingly 34 of the 1 bedroom units would be below the normal guide for these units (20% of the overall units), being 39.2 sqm. However, this is an improvement over the existing planning permission where 55 flats (studio and 1 beds) were below the normal UDP standard, and were smaller than the currently proposed smallest 1 bedroom flats. The smallest proposed 1 bed units (type A) are designed to maximise the available floorspace and make good use of the space by having minimal circulation area. Forty four of the 1 bedroom flats meet the minimum size whilst the 26 of the 1 bedroom units and all of the 2 and 3 bedroom units exceed the normal guidelines. Officers consider that the design and layout of these smaller units follow the emerging `pocket home' concept of making efficient use of limited space in providing compact and therefore affordable units for modern living for single working people or couples. This approach is considered to achieve an acceptable standard of accommodation. Furthermore, the units that are below the UDP standards are a lesser component of the overall scheme and when considered in the context of the Council's other objectives, such as increasing housing provision and low cost home ownership opportunities. On balance, given the existing planning permission which would allow for

smaller units, it is judged that the size of these units are acceptable. Overall, officers consider that the proposed residential units would have a satisfactory internal layout. With regard to lighting for the proposed accommodation, 24 of the flats are dual aspect, with the rest of the 146 flats single aspect. 145 of these single aspect flats have either an east, south or west orientation. As such it is considered that these units would receive adequate levels of natural lighting. One unit out of the 170 flats proposed would be predominantly north facing (at 6th floor level). Officers do not consider that this small breach of standard would justify withholding planning permission. and that the units, which are east and west facing would receive acceptable levels of daylight and sunlight. 3.60 With regard to the size standards set out in the London Plan 2011, 78 of the proposed flats are below the required size (albeit that 44 of these do meet the council's size guidelines), the rest of the flats (92) are well in excess of the minimum sizes for dwellings as set out in Table 3.3 of London Plan 2011. Although there is a shortfall, it is less than the extant permission for the site and it is considered that these units would provide a satisfactory level of accommodation. 3.61 UDP Standard S5A sets out the required amenity space for new dwellings. This requires family units at ground floor level to have 36sqm and non-family units at ground floor level to have 14sqm. In this case, no residential units would be located at ground floor level, therefore there is no requirement for amenity space. All the flats are on the upper floors and would have private balconies however measuring between 3.4m2 and 6.8m2. Furthermore, the proposed development is immediately adjacent to Wormholt Park and residents would have easy access to it with the provision of the new entrance. The park provides for a wide range of activities so it is likely to be of more immediate general amenity value to residents. In particular, opportunities for play for a variety of ages exist in the park and the development will also fund improvements to the park (including play and tennis courts). The large new space on Bloemfontein Road and the park, although for public use, would provide considerable amenity. This would be added to by the visual amenity of the green roofs on the lower rear projecting wings. As the development site is over 0.2 hectares and the development is likely to result in more than 10 children, policy EN23B of the UDP normally requires the provision of a children's play area. However, in this case as the development adjoins Wormholt Park with its range of facilities, officers are of the opinion that the benefits of the park, together with the upgraded play area (to be secured in the S106), would mean that a separate formal play area for the development is not required. In addition, however, in response to a request from officers, the applicant would create opportunities for informal children's play close to the rear of the building. 3.62 The proposal makes adequate provision for refuse storage in accordance with UDP policy EN17. Communal bin stores (general waste and recycling) would be located at basement level. Access 3.63 The development includes the provision of 24 residential units that are capable of adaptation for use by wheel chair users. This equates to 14% of the proposed units, which is in excess of the 10% normally sought. In addition, all flats would be accessible by lifts and parking would be provided at basement level for the wheelchair adaptable units. No objections are raised to this element of the development. In accordance with the provisions of the Equality Act 2010, the council need to have due regard for the potential of the proposal affecting the various needs of protected characteristics and groups. In this instance the number of lifts has been increased (+3) from the earlier

permission. In light of these objectives, officers have therefore considered the effect that the proposed works would have and in particular in relation to those requiring assistance with access to the development. The conclusion is that the works would, in officers' view, provide a fully accessible development (level access, lift access to all flats and car parking spaces, adaptable units for wheelchair users) in compliance with the Access for All Supplementary Planning Document and therefore it is considered that the development complies with the Equality Act 2010. Crime and security 3.64 UDP Policy EN10 requires all new developments to provide users with a safe and secure environment. The Metropolitan Police Crime Prevention Designer has liaised with the developers, and in line with the earlier approval, the proposed development incorporates a number of designing out crime features that include: - - Natural surveillance of the park and open space in front of the building - Well lit and well defined public and private realms. - Play areas overlooked by the residential development for safety. - Secured car and cycle parking. - CCTV at entrances to the building The developers previously produced an exterior lighting strategy which seeks a safe and visually comfortable environment as part of an effective crime prevention strategy. Officers propose to attach a condition to the permission to ensure that the development meets Secured By Design standards (no.30). Noise and air quality 3.65 Planning Policy Guidance PPG24 (noise) provides advice on minimising the adverse impact of noise on development to ensure that noise sensitive developments (including residential, hospitals and schools) are separated from major sources of noise, such as road or railway transport. UDP policy EN20B of the UDP also states that housing and other noise-sensitive development will not be permitted where the occupants/users would be affected adversely by noise from existing or proposed noise generating uses. UDP policy EN21 seeks to avoid undue environmental nuisance. In this case, with the development located adjacent to Wormholt Park and not close to any major sources of noise, it is considered that the nature of the proposed mixed use scheme which includes community health care (latest closure 10pm), small scale retail facilities and residential dwellings would not result in any undue noise or air quality impact on the residential amenities of the existing and future occupiers. 3.66 UDP Policy EN20A (potentially polluting uses) states that development that may cause pollution will only be permitted if it would not release pollutants including air. The development would result in an increase in parking spaces in the area, but the impact on traffic flows would not be sufficient to cause any significant worsening of air quality. ENVIRONMENTAL / SUSTAINABILITY ISSUES. 3.67 The London Plan 2011 encourages the use of natural resources more efficiently, the re-use of resources, reductions in the level of waste and environmental degradation. Energy Strategy 3.68 An Energy Strategy has been submitted to take account of recent changes in planning policy, particularly the adoption of the replacement London Plan policies in

July. The requirements of the revised 2010 Building Regulations have been taken into account in terms of the planned energy efficiency measures in the health care facility and residential components of the development. Energy efficiency measures are planned for the site, including making use of natural daylight and passive solar gain (without overheating), increasing the levels of insulation above minimum requirements, installing energy efficient lighting and appliances, using natural ventilation where possible and utilising heat recovery where mechanical ventilation is used. The air permeability levels will also be reduced to cut heat loss and a Building Management System would be used to manage the building's energy use efficiently. 3.69 A 200kW (thermal) Combined Heat and Power (CHP) unit is planned for the development which will be used for both the health care and residential components to supply space heating and hot water. Energy efficient gas boilers would also be installed to provide additional heating when required. The electricity generated by the CHP is to be used to serve the communal areas. On-site renewable energy generation has also been considered and it is proposed to install 190m2 of solar PV panels on the roof. An Air Source Heat Pump (ASHP) is also planned to provide some under-floor heating and cooling to the health care facility. 3.70 The energy efficiency measures, the CHP unit and renewable energy generation on-site are calculated to reduce emissions by 34% in the PCT section and 31% in the residential component below the 2010 Building Regulation requirements, which is in line with London Plan target of reducing emissions by 25%. The approach to reducing CO2 emissions is therefore acceptable. With regards to the retail element of the development, ASHP's are proposed to provide heating and cooling and provide a 25% reduction in baseline CO2 emissions. Notwithstanding the above, officers propose to attach a condition to require full details of these matters for further approval. Sustainable Design and Construction 3.71 The development has been designed to meet high levels of sustainability. The health care facility would meet the 'Excellent' BREEAM rating and the flats would be built to level 4 of the Code of Sustainable Homes. In addition to the sustainable energy measures outlined above, other sustainability measures being implemented include: the use of building materials with low environmental impacts, such as sustainable timber, recycled materials and materials that can be locally sourced; the installation of water efficient fittings and appliances is planned to help reduce water consumption; sustainable waste behaviour will be encouraged by providing facilitates to separately store waste and recyclables; the ecology of the site is planned for improvement with planting of the piazza area and the inclusion of green and brown roofs and construction impacts will be controlled and minimised by adhering to the requirements of the Considerate Constructors Scheme. 3.72 With regard to surface water drainage references have been made briefly to the landscaped areas (including green/brown roofs) being able to reduce surface water run off rates and some rainwater harvesting is planned for irrigation purposes. The public realm and landscape section of the Design and Access Statement includes drawings which show strips of permeable paving are to be integrated into the hard landscaping, although most of the paving is impermeable. It is not clear if these measures would be fully adequate to reduce the surface water run off levels and rates adequately to meet London Plan Policy 5.13 on sustainable drainage. Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management (SUDS). This approach involves using a range of

techniques which can include soakaways, infiltration trenches, and permeable pavements for example to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements. It is recommended that a condition be attached requiring full details of sustainable surface water management (no.38). Local Community Services 3.73 The main areas of demand upon the borough's services/facilities from the proposed development would fall upon the education and health services. The Director of Education has raised no objection to the proposed development - the anticipated child yield figures from this development are considered small. From the number and type of affordable units, the child yield is estimated to be between 19 and 39 children. Assuming a modest number of children arising from the private housing units there is sufficient existing capacity in schools in the area to meet the estimated new demand. In view of the new health facilities proposed at the site officers are also satisfied that the development would not result in unacceptable pressure on medical services in the area. The proposed scheme would include new retail facilities, is directly opposite a Key Local Shopping Centre and is located within 10 minutes walking distance of a variety of shopping and other facilities on Uxbridge Road. It is officers' opinion that the nature and scale of the proposed development would not result in an unacceptable demand on existing services. Land Contamination 3.74 Policy 5.21 of The London Plan 2011 states the support for the remediation of contaminated sites and that appropriate measures should be taken to control the impact of contamination with new development. 3.75 Policy CC4 of the emerging Core Strategy states that the Council will support the remediation of contaminated land and that it will take measures to minimise the potential harm of contaminated sites and ensure that mitigation measures are put in place. 3.76 Potentially contaminative land uses (past or present) are understood to occur at, or near to the site. Conditions are recommended, in order to ensure that no unacceptable risks are caused to humans, controlled waters or the wider environment during and following the development works, and in accordance with Policies G0, G3, EN20A and EN21, of the UDP and CC4 of the emerging Core Strategy, and policy 5.21 of the London Plan 2011 (nos.24 and 25). Waste Management 3.77 Policy EN17 of the UDP prevents development unless suitable facilities are incorporated for the storage and collection of segregated waste and recyclables in accordance with the SPD on the Storage of Refuse and Recyclables. The applicants have submitted a Waste Management Strategy which takes account of waste streams arising from the mix of uses within the development. The Strategy demonstrates that the current design and management provisions in respect of waste and recyclables are sufficient to meet UDP Policy EN17 of the UDP and the SPD. Refuse and Recyclables 3.78 The Environment Agency recommends that any open chemical or refuse storage areas should be surrounded by suitable liquid tight bonded compounds to prevent

drainage from these areas discharging into the surface water. Such areas should be connected to the foul sewer subject to the approval of Thames Water Utilities or its sewerage agent. Appropriate informatives would be attached to the planning decision notice. CAR PARKING, TRAFFIC GENERATION AND SERVICING 3.79 UDP Policy TN13 requires that all development proposals will be assessed against their contribution to traffic generation and other impact on congestion, particularly on bus routes and on the primary road network, and against the present and potential availability of public transport and its capacity to meet increased demand. UDP Policy TN15 and Standards S18 and S19 relate to car parking provision, which applies to development proposals in respect to new build, extension and change of use. In the case of registered social landlords the general approach is that provision may be reduced by up to 75% subject to a legally binding agreement that prevents occupiers from obtaining permits and the dwellings are not sold onto other than to another housing association bound by the agreement. Vehicular access to the site would be off Sawley Road to a basement car park. 3.80 The development would normally require 199 spaces for the residential element of the scheme, in accordance with the full UDP requirement; though there is an allowable reduction for affordable housing which would reduce the requirement. The scheme proposes 116 car parking spaces - 93 spaces (including 27 spaces for disabled users) would be for residential and the remaining 23 spaces (including 2 spaces for disabled users) would be for essential health care car users (and pre-booked disabled visitors to the health centre (see below)). In addition the development would include 254 cycle spaces in the basement car park and additional cycle spaces for visitors at surface level in front of the proposed building. The level of cycle parking is substantially higher than the current requirement in policy TN6 and its associated standard S20. 3.81 Two to three of the health centre spaces at basement level would be available to visitors to the health centre for pre-booked appointments, precise details would form part of the car park management plan (condition no.23). The proposal would encourage the use of more sustainable forms of transport, including cycling and walking to access the site, is therefore encouraged. This would be achieved by providing good pedestrian and cycle routes to link the site with the main local centre at Shepherd's Bush Green. In particular, the proposal would create a new and significant link in the pedestrian network through Wormholt Park. Furthermore, officers are already exploring improvements to pedestrian links to the site from public transport and the applicants are committed to funding this through a S106 contribution. There is also provision for a new bus stop to be created outside the site should future bus services be routed in this direction, as well as proposed investigation for the provision of a disabled parking bay. These matters would be secured through the s106 contribution. 3.82 Servicing of the site would be from two service bays, one on Sawley Road and another on Bryony Road and would be controlled through a servicing management plan. Due to the location of these bays the Council would adopt the adjacent highway to ensure that an adequate public footway is maintained for pedestrians. The provision of service/ loading bays as part of the new access would result in the loss of 6 on-street parking bays - the loss of these bays would not significantly increase night time parking stress which would increase from approximately 31% to 33%. Consequently, officers consider that the development would have no adverse impact on the controlled parking

zone. The servicing bays would be monitored by CCTV (secured through s106) to ensure that the servicing is carried out at the correct times. In addition, a disabled persons' drop off vehicular access would be provided to the front of the health care centre. 3.83 The level of parking proposed, though not meeting the full UDP requirement, is considered to be acceptable given that the entire development would be designated as car permit free through appropriate conditions/ S106 legal agreement. 3.84 The traffic impact assessment demonstrates that the impact of the development on the highway is also judged to be acceptable. The collaborative care centre would be located in the heart of the most populous part of the target population, and is planned on the basis that most of the visits would be on foot with a small but significant number of visits by public transport. While the area is not particularly well served by buses, the core catchment area (Wood Lane to Old Oak Road and Westway to Uxbridge Road) is all within reasonable walking distance; but there would be additional vehicular traffic, particularly for the day surgery services. The traffic assessment however indicates the additional traffic to be moderate, and the detrimental impact on the flow of traffic in the context of existing and projected levels is predicted to be `negligible'. 3.85 The details of the proposed layout to the open area fronting Bloemfontein Road which would include a disabled access drop off to the collaborative care centre have not been finalised. Should it be resolved to grant consent, it is recommended that a condition be attached requiring the submission of these details for approval (no.21). 3.86 The refuse stored in the basement will require a refuse management plan to detail how refuse will be brought to the surface this will be secured by condition. Furthermore, the applicants have agreed to submit a Servicing Plan, Car Park Management Plan, Travel Plan and Construction Management Plan for prior to the implementation of the development - conditions will be attached to any permission to ensure this. It is considered that the proposed development would have an acceptable impact on existing traffic and parking conditions. Trees 3.87 The siting of the proposed building would have an impact on number trees at the eastern end of the Wormholt Park. Some of these trees would be pruned or removed as part of the enhancements to the Park and in connection with local resident's aspirations to improve natural surveillance/security. Any trees lost will be replaced as part of the restoration works to the park. LEGAL AGREEMENT 3.88 The applicant has agreed to enter into a legal agreement which includes the following: - The developer to make a £1.5m (indexed) contribution to cover the cost of highway works and improvements to Wormholt Park; the contribution towards the park works to be phased. - The highways works to include the re-instatement of the footway, provision of service bays, a new bus stop and a new pedestrian crossing to Bloemfontein Road and traffic calming measures, provision of disabled parking bay

- The park works to the restoration of Wormholt park to the condition described in the landscape statement including a new children's play area, replacement tennis courts, new gates to the park - The affordable housing to be secured in the form of 67 intermediate housing units broken down as follows: 25 to be shared ownership units with the interim option of rent to buy at 80% open market rent for up to five years. The initial equity percentage of sale being no more than 50% calculated as the average for all the shared ownership units 42 low cost market discount units to be sold at a maximum price (indexed) of £140,000 and £105,000 with a minimum discount of 30%) - There would be an exclusion on occupiers of the new residential units from obtaining parking permits in existing CPZs - The developer would covenant to secure local employment and to secure training places for local people during construction works 3.89 The applicants have purchased the site subject to the grant of planning permission. The Council will grant the applicant a 250 year lease for the area that falls within Wormholt Park. The planning obligations would be secured against the leasehold interest, once granted, and all interests derived from that lease. 4.0 CONCLUSION and RECOMMENDATION 4.1 The proposed development is judged to accord with Council's Unitary Development Plan, London Plan policies and Government guidance, which seeks to optimise the potential of sites. The residential tenure and provision for off-site affordable housing is considered acceptable in this instance. The standard of proposed accommodation is considered to be acceptable. The scheme would have minimal impact on adjoining residents or on local traffic conditions and parking stress and the design and layout of the proposed development is considered acceptable, and it would not harm the character or appearance of the adjacent conservation area or the adjacent park. The proposed development which is a revision of an earlier approved scheme and would result in the provision of an integrated health care centre for this area. 4.2 It is recommended that planning permission be granted, subject to conditions, the completion of a satisfactory legal agreement and subject to no contrary direction from the Mayor of London.

--------------------------------------------------------------------------------------------------------------------- Ward: Addison

Site Address: Advertising Hoarding Adjacent To 3 Woodstock Grove London

Reg. No: 2011/02462/ADV Date Valid: 05.08.2011 Committee Date: 11.10.2011

Case Officer: Denuka Gunaratne Conservation Area:

Applicant: London Borough Of Hammersmith & Fulham Hammersmith Town Hall Extension King Street London W6 9JU Description: Erection of an 18 metre high free-standing architectural monopole with two LED advertising panels of 7.8 metres height x 5.3 metres width. Drg Nos: 50300/1/4, Ground Plan, Front Elevation, Rear Elevation,Side Elevation, Specifications 1, Specifications 2,Views of tower. Application Type: Display of Advertisements Officer Recommendation: That the application be approved subject to the condition(s) set out below: 1) The period of this consent shall expire 5 years from the date of this notice. Condition required to be imposed by the Town and Country Planning (Control of

Advertisements) (England) Regulations 2007. 2) The advertisement hereby approved shall be erected and displayed only in

accordance with the approved drawings, and shall thereafter be retained in this form. The advert fascias shall be limited to two dimensions only, as per the approved drawings.

In order to ensure full compliance with the advertisement consent application

hereby approved and to prevent harm arising through deviations from the approved plans, in accordance with Policies EN2 and EN14 of the Unitary Development Plan as amended 2007

3) Prior to the display of the illuminated advertisement, details shall be permitted to

and approved in writing by the Council, of artificial lighting levels (candelas/sq m size of advertisement). Details shall demonstrate that the recommendations of the Institution of Lighting Professionals in the `Guidance Notes For The Reduction Of Light Pollution 2005' will be met, particularly with regard to the `Technical Report No 5, 1991 - Brightness of Illuminated Advertisements'. The approved details shall be implemented prior to the display of the advertisements and thereafter be permanently retained.

affected by lighting, in accordance with Policies EN20C and EN21 of the Unitary Development Plan, as amended 2007.

4) The advertisements shall only face towards the highway and no moving parts shall

be used in either the structure or in the advertising content of the advertising panel hereby permitted.

In the interests of highways safety and visual amenity, in accordance with Policies G4, TN8 and EN14 of the Unitary Development Plan, as amended 2007.

5) Any illumination shall not be intermittent and there shall be no changing light

patterns. An intermittent illumination would be unacceptable in the interests of public safety

as it is likely to distract the attention of drivers of vehicles, in accordance with Policies G4 and TN8 of the Unitary Development Plan, as amended 2007.

Summary of reasons for granting an advertisement consent: 1) It is considered that the display of the advertisements would not be harmful to the

scale, character and appearance of the application site and would not harm the existing character and appearance of the adjacent conservation area by reason of the proposal's design, materials and location. The proposal would not be unacceptable on traffic safety grounds. The development is thereby considered to be in accordance with Policies EN2B and EN8 and Standard S14.1 and S16.5 of the Unitary Development Plan, as amended 2007.

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All Background Papers held by Michael Merrington (Ext: 3453): Application form received: 4th August 2011 Drawing Nos: see above Policy documents: The Revised London Plan 2008

Unitary Development Plan as amended September 2007. Consultation Comments: Comments from: Transport For London - Land Use Planning Team

Dated: 20.09.11

Neighbour Comments: Letters from: Dated: Norland House 25.09.11 OFFICER'S REPORT 1.0 SITE DESCRIPTION AND RELEVANT HISTORY 1.1 The subject site is situated on the southwest side of the Holland Park Roundabout, to the north of the flank elevation of No. 3 Woodstock Grove. The site is not located within a conservation area or within an area of special advertisement control. The adjoining Shepherd's Bush Conservation Area boundary is situated approximately 58m

to the northwest of the site. The Woodstock Grove level is c.4.1m lower than the Holland Park roundabout level. 1.2 Advertisement Consent was granted in May 2008 for the display of an internally illuminated advertisement panel measuring 7.8m (H) x 5.3m (W) x 0.75m (D) on a freestanding structure. This advert was on the same site as that in the current application and proposed a panel facing towards the Holland Park Roundabout 1.3 The current application proposal has been made by the Council for the erection of an 18m high free standing monopole, incorporating two illuminated LED advertisement panels measuring panels measuring 7.5m (H) x 5m (W) x 0.5m (D). The illuminated advertisements displayed would vary, and would appear as static images with fading changes. 1.4 An application was submitted earlier this year (ref: 2011/00058/ADV) for the erection of a similar advertisement in the same position, but this was withdrawn following concerns that the positioning of the advertisement would compromise highway safety. The advertisement panels have been amended in this current application, so that the eastern panel is parallel to the road rather than at right angles to the roadway approaching from the east. 2.0 PUBLICITY AND CONSULTATION 2.1 The application was advertised by way of notification letters to the occupiers of adjoining properties. No responses have been received. 2.2 Transport for London (TfL) has responded with no objections to the proposal. 3.0 PLANNING CONSIDERATIONS 3.1 The issues in this case are whether the proposed development is acceptable in the context of policies and standards of the UDP, with particular regard to its impacts on visual amenity, the adjacent conservation area and traffic safety. UDP policies and standards that are applicable to the current proposal include EN2B, EN8, and EN14, and Standards S14.1 and 16.5. 3.2 Policy EN14 states that 'The council will consider all advertisements in accordance with the Town and Country Planning (Control of Advertisements) Regulations' and have regard to relevant standards in the UDP. Policy EN2B states that 'Any new development (including development outside conservation areas) will only be permitted if the character or appearance of the conservation area in terms of their setting and views into or out of them is preserved or enhanced'. Policy EN8 states that 'Development will not be permitted unless it is of a high standard of design and compatible with the scale and character of the existing development and its setting'. Standard S14.1 states that 'The council will normally refuse consent for advertisements where the preservation of visual amenity is of prime importance'. Standard S16.5 (free standing hoardings) states that 'Free-standing hoardings would be unacceptable where they are out of scale with their surroundings or are located within or adjacent to sensitive areas such as conservation areas'; additionally hoardings must not prejudice road safety. 3.3 The advertisement structure would be located on land to the side of Holland Park roundabout and not along a typical residential street; nor would it be attached to an

existing building. The site is located opposite the Westfield Shopping Centre development, and near to the eastern end of Shepherd's Bush Town Centre. The area is largely characterised by commercial development; though there is the end of a row of terraced houses to the south of the proposed sign in Woodstock Grove and residential property at Richmond Way. Given its characteristics the site is not considered in the UDP to be a location where preservation of visual amenity is of prime importance. 3.4 The free-standing structure would comprise a single monopole which would rise to support the advertisement panels at c.9m above ground level. The overall height of the structure would be 18m. The adverts displayed on the structure would be illuminated, but would appear as static images, fading slowly in and out of view. It is considered that the structure, given its location, would not be visually prominent from Woodstock Grove, as only the flank wall of the end of terrace dwellinghouse at 3 Woodstock Grove faces the rear of it. There would be a view of the structure from a small number of properties at the northern end of Richmond Way. However the aspect at which they would be able to view it, and the distance away (at least 35m away) would minimise any significant impact when viewed from the residential properties in Richmond Way. From the north, at Shepherd’s Bush Green, the structure would appear to be sited on top of an existing 4.6m high wall. The level variance between Woodstock Grove and land to its north would minimise the height of the structure when viewed from Holland Park roundabout. It is not considered that significant adverse effect on the amenity of residents could be demonstrated. 3.5 The advertising structure, together with the adverts¿ content which would change over time, is not thereby considered to have an adverse impact upon visual amenity. It is not considered that the proposal would detract from buildings or a streetscene or from the visual amenities of this immediate area, which is located at a transport route, and not considered to be of significant visual amenity value or worthy to be designated as an area of special advert control, in accordance with Policy EN14 of the UDP. 3.6 Whilst the proposal is relatively large officers do not believe that it would distract drivers to the detriment of road safety. The proposal would be set within a number of existing similar advertisement panels. The curve in the road at the location of the proposal would reduce visibility of the advertising tower to drivers on the roundabout approaching Shepherd's Bush Green and the amended position of the eastern panel would ensure that drivers approaching from the east would not be directly faced by the advert. Planning conditions are recommended to ensure there no flashing lights or moving images and no rotation or movement of the sign, in the interests of public safety (Condition nos. 4 and 5). 3.7 The structure would be viewed in the context of the busy Holland Park Roundabout, and the commercial buildings on Shepherds Bush Green. The panels are designed to be viewed primarily by drivers on the approaching to and from the roundabout, and in this position; it is not considered that the proposed advertisement panels would significantly or adversely affect views in to or out of the conservation area the boundary of which is situated some 58m to the northwest of the site. The scheme is thus considered to be in compliance with Policy EN2B. For the above reasons, it is not considered that the structure would be out of scale with its surroundings. Therefore the proposal would not be contrary to Standards S14.1 and S16.5.

4.0 CONCLUSION AND RECOMMENDATION 4.1 It is considered that the advertisement would not compromise traffic safety. The impacts of the advertisement in terms of scale, character and appearance of the location itself would be limited as would any harm to the character and appearance of the conservation area, in accordance with policies EN14, EN2B and EN8 and Standards S14.1 and S16.5 of the UDP. It is therefore recommended that advertisement consent be granted subject to conditions.

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