location - lambeth · 6. biomass delivery area no longer required and changed to possible...

Location Land At Clarence Avenue Poynders Road Atkins Road King's Avenue

New Park Road And Streatham Place Including Clapham Park Estate Adjacent Land And Agnes Riley Gardens London

Ward Thornton Proposal Application for the partial approval of reserved matters (land use, siting of buildings, design of buildings, external appearance of buildings and landscaping of the site) pursuant to condition 10 of outline planning permission 05/02732/OUT granted on 16.03.2006 with respect to precinct B5 of the development (85 residential units, access, car parking and landscaping). Application Type Approval of Reserved Matters Application No 07/04010/REM/DC_SHA/21395 Applicant Clapham Park Homes Limited Agent Planning Perspectives

24 Bruton Place London E1J 6NE Date Valid 3 October 2007 Considerations Within 100m of Trunk Road Within 100m of Trunk Road Adopted UDP Archaeological area UDP Archaeological Area : A11 : Brixton Adopted UDP No House Conversions zone H17 : Tierney Road, Streatham, Montrell Road, Streatham Approved Plans A5007/2.0/01 Rev A, A5007/2.0/02, A5007/2.0/03 Rev B, A5007/2.0/04, A5007/2.0/05, A5007/2.0/06, A5007/2.0/07, A5007/2.0/08, A5007/2.0/L01 Rev A, A5007/2.0/L02 Rev A, A5007/2.0/L03 Rev A, A5007/2.0/L04 Rev A, A5007/2.0/L05 Rev A, A5007/2.0/L06, A5007/2.1/L07 Rev A, A5007/2.3/L08, A5007/2.1/01, A5007/2.1/02, A5007/2.1/03, A5007/2.1/04, A5007/2.1/05, A5007/2.1/06, A5007/2.1/07, A5007/2.1/10, A5007/2.3/18, A5007/2.3/19, A5007/2.3/20, A5007/2.3/21, A5007/2.3/22, A5007/2.3/23, A5007/2.3/24, A5007/2.3/25, A5007/2.3/26, A5007/2.3/27 Recommendation Grant Permission

Officer Report 07/04010/REM 1 Summary of Main Issues 1.1 The design and external appearance of the building. 1.2 The design of the landscaped areas. 1.3 Amenity impacts including loss of privacy and loss of daylight and

sunlight to surrounding properties. 2 Site Description

2.1 The application has been submitted as a reserved matter in accordance with outline permission 05/02732/OUT and relates to a block known as Precinct B5. It is located to the north west of the Clapham Park estate and adjoins Clarence Crescent on open land which was previously occupied by garages recently demolished.

2.2 Surrounding the proposed five sided perimeter block are the properties of 29-

34 Clarence Crescent (2 storeys), 158-178 Clarence Crescent (2 storeys), Bennett House (six storeys), 1-74 Muller Road (six storeys) and the Magic Minds Nursery.

3 Planning History 3.1 In February 2000, the Clapham Park area was selected as a ‘New Deal for

Communities’ (NDC) neighbourhood, a Government initiative to regenerate deprived areas. The Clapham Park Project (CPP) was set up to bring forward proposals for the regeneration of this area. The NDC designation covers an area of 61.4ha and lies between Balham, Brixton, Clapham and Streatham. The area for which outline permission has been granted covers a lesser area of 35ha.

3.2 The NDC area has an estimated population of 7,300 residents in approximately

3,400 households. The western edge of the area is formed by Clarence Avenue, Agnes Riley Gardens and Thornton Road and the site extends to Brixton Hill in the east. The Kingswood Road housing area defines the north-eastern limits and the Kirkstall Gardens neighbourhood forms the southern edge. The area encompasses a mix of housing tenures, types and sizes. The majority of the residential accommodation is social-rented (72%), with the remaining 28% leasehold and freehold properties purchased by residents under the right to buy regulations.

3.3 The proposal to regenerate the Clapham Park estate was granted outline

planning permission (05/02732/OUT) in June 2006, subject to 107 conditions, plus informatives and a Section 106 legal agreement. The permission authorised the means of access, redesign of the South Circular gyratory, siting/typology of internal road network, and the principle/quantum of development and was considered with regard to an Environmental Impact Assessment.

3.4 In November 2006, a revised application (06/03680/OUT) was made to accommodate an overall increase in units (118) by way of the proposed increase in height of precincts B7, C2, C3 and E2. The inclusion of Zone N, the Clifton House site, would account for 100 of the additional units. Other changes to the extant outline permission generally related to the relocation of floorspace for associated commercial uses within the application site, and the retention and refurbishment of Perry House.

3.5 While PAC decided to grant planning permission for the revised application

in March 2007 subject to conditions and a Section 106 Agreement, it has yet to be referred to the Mayor of London and the Secretary of State following negotiations with the GLA on energy matters.

3.6 As the revised outline application has still yet to be determined, this

reserved matters application for Precinct B5 is being submitted under the original outline planning permission (05/02732/OUT). This discharge of reserved matters is a partial discharge in that only Precinct B5 is being applied for at this stage.

3.7 Alongside this application for reserved matters, is an application for the

construction of a temporary access road linking Helby Road to the proposed estate roads surrounding precinct B5 and which was recently approved, and an application for a temporary access road from Kings Road which has yet to be determined. In addition, the applicant has applied to discharge a number of conditions in accordance with the outline permission (05/02732/OUT) for Precinct B5 including, but not limited to: an arboricultural report, a sunlight and daylight assessment, a lighting strategy, landscaping details, car and cycle parking, flood risk assessment, water drainage and road details. These are being dealt with by officers under delegated powers.

4 Scheme Details 4.1 This application has been submitted as a reserved matter in accordance

with condition 10 of outline permission 05/02732/OUT which states that before development in each precinct is begun, details of the following shall be submitted and approved in writing by the Council: (a) Land use (b) Siting (c) Design (including floorspace, height, massing, internal planning

and refuse storage and disposal facilities) (d) External appearance; and (e) Landscaping.

4.2 The application is supported by a number of drawings and a Design and

Access Statement and has been made in substantial accordance with the outline permission with respect to the quantum of development, building footprint, block location and building heights.

4.3 On 13 November 2007, the applicant submitted amendments to the

drawings to reduce the basement area by 500 sqm. Consequently, the number of car parking spaces in the basement reduced from 66 to 55 and cycling parking from 88 to 51. The car parking spaces would be

reprovided within another basement car park of an adjoining precinct such that the overall ratio across the development would be maintained and there would be no additional pressure for on street parking. The cycle parking spaces would be replaced within the communal courtyard and within one of the cores. These amendments were of a minor nature not to warrant reconsultation of the application.

Basement Floor (See revised PRP drawing A5007C/2.0/01 rev. A)

1. Basement floor area reduced from 2814 sq.m to 2313 sq.m 2. Basement parking spaces reduced from 66 to 55. This provides a total of

77 parking spaces for block B5 which includes 22 no. on-street spaces. 3. Stair core from basement to landscaped courtyard (core 6) relocated to

help with parking layout. 4. Number of circulation cores serving basement reduced from six to three. 5. Biomass boilers changed to gas boilers with potential for future

connection to wider district heating system at a later date. 6. Biomass delivery area no longer required and changed to possible

transformer room accessed from floor hatch at ground floor. 7. Cycle parking numbers reduced from 88 to 51 in basement level, but total

number of cycle parking numbers remain unchanged due to additional cycle stores added to revised ground floor layout (see A5007C/2.0/03 rev. A)

Ground Floor (See revised PRP drawing A5007C/2.0/03 rev. A)

8. Stair core from landscaped courtyard to basement (core 6) relocated to

help with basement parking layout. 9. Children’s play area relocated within landscaped courtyard. 10. Additional secure communal parking stores shown in core 2 (13 cycles)

and in landscaped courtyard (24 cycles). Note: a table has been added to drawing A5007C/2.0/03 rev. A to summarise cycle parking at ground floor.

11. Number of circulation cores serving basement reduced from six to three. 12. Biomass delivery area changed to possible transformer room access area

with floor hatch to enable transformer to be serviced from street level. 4.4 Precinct B5 has been designed as a pentagon shaped courtyard block with

estate roads surrounding it on all sides. The building has a simple palette of materials comprising brick, render, wood and metal to produce a high quality design solution for the block. The building will comprise 85 residential units all of which will be affordable housing for rent. The building will surround a central communal courtyard accessible to all residents. In addition, each flat will have access to private amenity space in the form of either a balcony, terrace or courtyard garden. A biodiversity green roof is also proposed.

4.5 In accordance with the outline permission, the block will have an

underground car park for up to 55 cars to serve the block as well as adjoining blocks. Provision will also be made for cycle parking within the basement and a secured facility within the courtyard. In addition, 22 on-street car spaces and cycle parking is proposed around the block together with underground refuse and recycling provision.

5 Consultation Responses 5.1 Four site notices were erected in the vicinity of the site on 17 October and

the application was advertised in the South London Press on 19 October. All properties adjoining the site were consulted as shown in Appendix I.

5.2 In addition to Appendix II, letters of notification were sent to the following

statutory bodies, external consultees and amenity groups (the same groups consulted on the outline application), in addition to internal staff and Ward Councillors:

� TfL � English Heritage Archaeology � Environment Agency � Natural England � Thames Water � Fire Brigade � Ambulance Services � London Electric � Gas Transco � EDF Energy Ltd � BT � Telford Park Residents and Tenants Association � Englewood Road Residents Association � Telford Court Residents/Tenants Association � Streatham Society � Water Lane Society � Tulse Hill Estate Tenants Residents Association � Holmewood Neighbourhood Association � Friends of Rush Common � Blenheim Gardens Tenants Association � Arlington Lodge Residents Association � Brixton Society � Northborne Road Residents Association � Grafton Square Neighbourhood Association � Clapham Park West Tenants & Residents Association � Crescent Grove Estate Trustees � Clapham Common Management Advisory Group � Bonneville Gardens Tenants Association � Clapham Society � Clapham Park Partners in Action � Clapham Antiquarian Society � Bonneville and Deauville Residents Association � Clapham Park New Deal for Communities � Friends of Rush Common � Renton Close Tenants and Residents Association � Sulina/Moorish/Brixton Residents Association � Telferscott/Radbourne Community Action

5.3 The following comments were received from statutory bodies: 5.4 National Grid: the proximity and sensitivity of the proposal to the

operational electricity transmission network and the operational national gas transmission network results in a negligible risk.

5.5 Southern Gas Networks: has supplied information to the applicant in

relation to gas pipes. 5.6 The London Fire & Emergency Planning Authority: makes no comments. 5.7 Natural England: makes no objection. 5.8 Thames Water: does not consider itself affected by the application. 5.9 Transport for London: raises the following concerns:

� The cycle provision shall meet TfL Cycle Parking Standards. � Car parking spaces may be further reduced in light of good

public transport accessibility of the site. � Disabled car parking provision should be consistent with the

London Plan and LBL standards. � A travel plan should be produced. � Residents should be exempt eligibility from obtaining local

parking permits via the s106. 5.10 It is noted that the concerns raised by TfL have been made

without the knowledge that these matters have either already been addressed in approving the outline permission or in the conditions to which that permission is subject.

5.11 Thirteen letters of objection have been received from local

residents raising the following concerns:

Material Planning Objections No. Response Trees and Green Space

Loss of trees and concern that they are not protected by preservation orders.

6 Conditions of the outline permission address this concern.

Loss of green space 1

This matter was considered in the approval of the outline permission.

Highways, Transport and Access

Inadequate parking and access

3

This matter was considered in the outline permission in accepting the principle of development and through conditions of that permission.

Additional traffic

2


No facilities for wheelchair/disabled users


No CCTV

2

The Crime Prevention Design Advisor is satisfied that the development has been designed using Secured by Design

principles. Use of surrounding roads as a racetrack


Residential Amenity Loss of daylight and sunlight

9

This matter was considered in the outline permission in accepting the principle of development and through conditions of that permission. Temporary effects are considered later in this report.

Loss of privacy

3

This matter was considered in the outline permission in accepting the principle of development. Temporary effects are considered later in this report.

Building will not withstand noise pollution


Impact of construction and associated traffic


Environmental Undue noise and fumes


Land is unsuitable for development with concerns of subsidence and dampness. The site is a former ‘wetland’/lake.

2

The principle of development has been approved via outline planning permission.

Design

Proposed height causing impacts on residential amenity

2

This matter was considered in the outline permission in accepting the principle of development. Temporary effects are considered later in this report.

Unsuitable underground waste disposal.


Inadequate play areas

1


Other

Object to the application being considered as a reserved matter (or “in part”) with no environmental assessment.

5

The matters being considered in this application were reserved in the approved outline permission for which an Environmental Assessment was provided.

People with asthma not permitted to have wooden floors.

2 This is not a planning matter.

No provision for separate toilets and bathrooms. 1

The application meets LBL’s residential standards which do not require separate toilets.

There has been no details of daylight/sunlight assessment, contamination investigation, flood risk assessment and drainage

5

These matters were addressed as conditions of the approved outline permission for which details will need to be provided.

strategy, foul and surface water drainage, water supply infrastructure, lighting pf public areas and buildings, noise conditions, details of pollution mitigation measures, ventilation and filtration.

5.12 No letters in support of the application have been received. 6 Planning Considerations 6.1 Relevant Policies 6.1.1 National Guidance

PPS1 – Sustainable Development: sets out the Government’s policy to provide for sustainable development through the planning system. PPS3 specifies a number of outcomes that the planning system should deliver. It states that “Good design is fundamental to the development of high quality new housing, which contributes to the creation of sustainable, mixed communities.” (para 12)

PPG13 – Transport: deals specifically with the way transport integrates with planning.

6.1.2 London Plan

The London Plan (February 2004), by virtue of section 38(2)(a) of the Planning and Compulsory Purchase Act 2004, forms part of the statutory development plan for the Lambeth area. Policies in relation to housing and affordable homes were considered in the outline application. In addition to housing policies, the London Plan sets out the Mayor’s design principles (Policy 4B.1) for a compact city, which seek to ensure that developments: maximise the potential of sites; create or enhance public realm; provide or enhance a mix of uses; are accessible, useable and permeable for all users; are sustainable, durable and adaptable; are safe for occupants and passers-by; respect local context, character and communities; are practical and legible; are attractive to look at and, where appropriate, inspire, excite and delight; respect the natural environment; and respect London’s built heritage. Policy 4B.1 advises Boroughs to use these principles in assessing planning applications.

6.1.3 Unitary Development Plan (2007)

The current up to date statement of the Council’s planning policies is contained in the Replacement Lambeth UDP adopted on 6th August 2007. This is the statutory plan for the Borough, and replaces the Adopted Plan from 1998. It will be used to determine all planning applications in the Borough. Policy 7 – Protection of Residential Amenity Policy 31 – Streets, Character and Layout Policy 32 – Community Safety/Designing Out Crime Policy 33 – Scale and Design Policy 39 – Streetscape, Landscape and Public Realm Design

6.2 Land Use 6.2.1 The application proposes 85 residential dwellings, all for affordable housing

for rent. A mix of unit types are proposed to meet the housing needs of existing residents on the estate who will move into these units. All of the flats have been designed to Lifetime Homes standards and meet the Council’s residential space guidelines with 12% of the units designed for wheelchair users. The proposed mix is as follows:

Unit Type Unit Capacity

(per person) Habitable Rooms

Unit Type Total

Unit Total

1 bedroom 2 person 80 40 40

Type 1 – 4 person flat

15 5

2 bedroom

Type 2 – 4 person wheelchair flat

30 10

15

Type 1 – 5 person flat 20 5

Type 2 – 6 person flat

40 10

3 bedroom

Type 3 – 5 person maisonette

28 7

22

4 bedroom 6 person maisonette 35 7 7

5 bedroom 8 person maisonette 6 1 1

TOTAL 254 85 85

6.2.2 Officers are satisfied that the proposed mix of units is in accordance with the

outline permission. 6.3 Siting and Layout 6.3.1 Policy 31 states that development must maximise pedestrian

accessibility and not sever or extinguish any existing pedestrian rights of way. Layouts should promote community safety and be designed around movement by foot, cycle and public transport.

6.3.2 Officers are satisfied that the siting of Precinct B5 is in accordance with the

outline permission. 6.3.3 The proposed layout has been developed through resident consultation. The

principle approach has been to maximise the number of larger family units at ground floor level by providing dwellings with direct private access by means of individual front doors along the external street edge. Subsequently there is a reduction in the number of units requiring communal access. The design and distribution of the dwellings from the circulation and access cores will significantly reduce management requirements and foster a sense of community and will enabling residents to recognise their neighbours and

identify people who should not have gained access to their core. A communal deck and meeting area overlooking the courtyard for that part of the block dedicated to the over 50’s is also proposed as a result of consultation with residents.

6.3.4 Orientation and aspect has been a primary consideration in the proposed

design layout. All dwellings have been designed to have a dual aspect with primary living spaces and private amenity located to overlook the communal courtyard providing maximum exposure to southerly sunlight and the visual amenity of the courtyard.

6.3.5 Active frontage on the street edge has been preserved by the location of

kitchen, dining rooms and living rooms where aspect affords the location at street side promoting surveillance and interaction between the street and the building occupants.

6.4 Design and External Appearance 6.4.1 The maisonettes will be accessed from doors fronting on to the

surrounding street as will the five communal cores for the flats on the upper floors. All the flats on the upper storeys will be accessible by both lifts and stairs. The block has been designed having regard to ‘Secured by Design’ principles and Lambeth’s Crime Prevention Design Officer is satisfied with the design. Underground refuse and recycling collection areas are proposed to be located adjacent to the core entrances to ensure distances are within acceptable limits.

6.4.2 The Council’s Conservation and Urban Design Team consider the

design approach to be broadly acceptable. The basic form, scale and construction detailing are satisfactory and in line with the parameters that were granted within the outline permission. The design creates a clearly defined block which addresses the street to all elevations and creates a central enclosed private space which depending on the landscape treatment, could become an attractive and effective landscaped area.

6.4.3 Although the balconies add visual clutter and detract from the

understated simplicity of the elevations, it is accepted that these are unavoidable given planning guidance for the provision of amenity private space for each flat.

6.4.4 The only concern is the appearance of the entrances to the

underground car park and service areas which are bleak and do not contribute to the streetscape in a meaningful fashion. While the gates create a visually permeable barrier, a more sensitive approach should be explored that responds to the overall design of the building. Condition 85 requires that the details of the means of enclosure and the proposed boundary treatment should be submitted for approval before development is begun. Likewise, Condition 16 of the outline permission requires that samples and materials shall be submitted for approval before development is begun. Therefore, the concern raised by the urban designers regarding the gates can be further considered and addressed through the discharge of Conditions 85 and 16.

6.4.5 With the exception of the gates which can be covered under separate condition, officers are satisfied that the proposed design and external appearance is acceptable and in accordance with Council Policy.

6.5 Landscaping 6.5.1 Policy 39 states that landscape design should reflect the way in which

the area will be used and the character of the locality and surrounding buildings. Policy 31 states that development should respond to and enhance the architectural character of the area, having regard to its overall urban or suburban characteristics, particularly in conservation areas and other areas of townscape of significant quality.

6.5.2 The block will surround a central communal courtyard which will be

accessible to all residents and has been designed so that it is accessible to those with disabilities. Each unit will have access to private amenity space in the form of either a balcony, terrace or courtyard garden.

6.5.3 The Conservation and Urban Design Team consider that the public

realm detailing and materials are acceptable and should result in an understated and co-ordinated public realm. However, there are no details of the underground refuse unit nor the cycle storage. Therefore, there is no means of assessing either the appearance or general impact on the usability of the streetscape. Further, no information has been provided in terms of materials and finishes. It is noted that conditions of the outline permission require that such information comes forward as conditions for approval prior to the commencement of the development of the precinct and therefore, can be dealt with separately. Condition 65 requires full details of refuse and recycling facilities to be submitted. Condition 16 requires all samples and a schedule of materials to be submitted. Condition 52 requires details of cycle provision to be submitted. As the refuse and recycling facilities are included under the reserved matters and also under Condition 65, an informative is recommended advising that approval of the reserved matters does not include approval of the refuse and recycling facilities.

6.5.4 Urban Design officers consider that a more simplified and more

understated approach is needed. However, the Crime Prevention Design Advisor has no concerns regarding the design of the development. In addition, the Council’s Senior Landscape Architect has advised that the hard landscaped materials are of an appropriately good quality and has no objections to the proposals.

6.5.5 The proposed design is a result of consultation with the people who will

live on the premises. The courtyard has been designed to provide a secure communal landscaped area of amenity for the occupants of block B5 only and will be of low maintenance. Private terraces for the maisonette flats provide separation from the communal space whilst retaining the overall openness of the courtyard. The transparency of the design is a key element in the design consideration through a ‘Secured by Design Approach’.

6.5.6 The central “square” of the courtyard is formed by a series of stepped platforms to enable the vehicle access ramp to lead down to the car park below. The stepped form results in a reduction in the visual impact of the access ramp to the ground floor units whilst the heights of the platforms removes the unusable concrete slope formed by the car park access ramp. Each of the courtyard levels provide a variety of opportunities for seating and movement and as requested in consultation events, is complemented by ornamental and feature planting which also takes into account the microclimates created by the built form.

6.5.7 The simple lines and geometric shapes of the courtyard are designed

to bring a sense of calm and complement the clean and modern design of the building façade surrounding. The central water channel forms the main axis to which the eye is drawn to the break in the buildings. Planting has been selected to provide visual interest through colour texture and diversity. A small area is allocated to a play space for small children. Planting of the play space will create a screen reducing possible intrusion to surrounding units.

6.5.8 Urban Design Officers have also raised concerns regarding the

proposed streetscape design, detailing and materials (e.g. paving). Officers have met with the applicant who has agreed to provide some consistency across precinct areas with respect to a consistent approach to the streetscape for each precinct. Again these matters can be further dealt with through the discharge of Condition 16 of the outline permission rather than through this application for reserved matters.

6.5.9 The amendments to the application driven by a reduction in the size of

the basement means that cycle parking spaces will need to be replaced within the communal courtyard. However, this will not reduce the available amenity space of the communal courtyard as it will be designed so that the roof of the cycle storage is a useable space. The appropriateness of the residential amenity spaces provided against residential standards/guidelines will be given further consideration under Condition 15 of the outline permission.

6.5.10 Despite some remaining concerns from the Urban Design officer,

having taken into account the comments by the Landscape Architect and the reasons for the proposed design and that it has been designed in response to consultation with those who will live in the block, officers are satisfied with the proposal and note that further details will need to be considered via the discharge of a number of conditions of the consent.

6.6 Amenity Impact 6.6.1 Concerns regarding the impact on loss of privacy and on the loss of daylight

and sunlight on existing buildings are valid given the close proximity of the development. While the siting of the proposed precinct is in accordance with the approved outline plans, it is the temporary impacts prior to the affected properties being decanted/demolished that are of concern. These impacts are of particular concern for those residents residing in 158-178 Clarence Crescent (10 metres distant at the closest point) and 35-74 Muller Road (20

metres at the closest point). The properties to the north of the development have either already been demolished or will shortly be decanted (Magic Minds Nursery – an application for a temporary relocation of the nursery has been made accordingly). Therefore, impacts on these two properties are not considered relevant.

6.6.2 The applicant has advised that the properties of 158-178 Clarence Crescent

and 35-74 Muller Road will be demolished as part of the approved masterplan. The Clarence Crescent properties will be decanted into Precinct B5 once the development is completed. Therefore, the timeframe for experiencing any loss of daylight/sunlight and privacy will be short term over a period of two years. Once decanted, these properties will be demolished.

6.6.3 The properties of 35-74 Muller Road will be demolished approximately 2

years after the completion of Precinct B5 and therefore impacts will be experienced over a period of approximately 4 years. Decanting of the residents will occur as soon as possible to reduce the impact. The temporary impacts are an inevitable outcome of a complex regeneration scheme and outweighed by the improvements to the housing stock and the demolition of substandard accommodation.

6.6.4 While these impacts will have adverse effects on residents, the impact would

be temporary given the wider development scheme which has received outline planning permission.

6.7 Highways and Transportation Issues 6.7.1 In accordance with the outline permission, the block will have an underground

car park to serve the needs of the block and adjoining blocks. The car par will provide 55 car parks and 51 cycle parks with pedestrian access from the residential cores of the building and from the communal courtyard. An additional 22 on-street car spaces will be provided as well as cycle parks in the courtyard and within one of the cores.

6.7.2 Conditions of the outline permission provide for car and cycle parking to be

dealt with as conditions (51 and 52 respectively) and therefore can be addressed as a separate matter (including the consideration of mobility impaired car parks). While some concerns were raised by the Highways Team, these have been addressed and will be reported under the consideration for conditions 51 and 52. The concerns raised by the Highways Team do not impact on the layout of the parking. The Highways Team note that many of the transport issues related to parking and road layout were agreed as part of the outline permission and therefore do not need to be reconsidered.

7.0 Conclusion 7.1 The reserved matters for Precinct B5 are considered to be consistent

with UDP policy and the approved outline application and masterplan. It is noted that further details of the proposal will need to be considered via the discharge of conditions.

8.0 Recommendation 8.1 It is recommended that the reserved matters are granted.

Summary of Reasons

In deciding to grant planning permission, the Council has had regard to the relevant policies of the UDP and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the informatives listed below. In reaching this decision, the following policies of the UDP (2007) were relevant: Policy 7: Protection of Residential Amenity, Policy 31: Streets, Character and Layout, Policy 32: Community Safety/Designing Out Crime, Policy 33 – Scale and Design, Policy 39: Streetscape and Landscape and Public Realm Design.

Appendix I : Precinct B5 Consultation Area

Notes to Applicants: 1 The Council has had regard to the Design and Access Statement in its

consideration of the planning application. 2 The landscaping layout shall be in accordance with the layout approved in drawing no. A5007/2.1/L07. 3 Approval of these reserved matters does not constitute an approval of the boundary treatment or the refuse and recycling facilities which will be considered under Condition 85 and Condition 65 of outline planning permission 05/02732/OUT. 4 This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990. 5 Granting planning permission for this scheme does not imply, support or otherwise, for any submissions for approval of future phases of the development.

6 Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

7 Your attention is drawn to the need to comply with the requirements of the Control of Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division.

8 It is current policy for the Council's contractor to construct new vehicular accesses and to reinstate the footway across redundant accesses. The developer is to contact the Principal Highways Engineer the Council's Highways team on 020 7926 2620 or 079 0411 9517, prior to the commencement of construction, to arrange for any such work to be done. If the developer wishes to undertake this work the Council will require a deposit and the developer will need to cover all the Council's costs (including supervision of the works). If the works are of a significant nature, a Section 278 Agreement (Highways Act 1980) will be required and the works must be carried out to the Council's specification.

9 You are advised of the necessity to consult the Principal Highways Engineer of the Highways team on 020 7926 2620 or 079 0411 9517 in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licences etc.

10 You are advised that any signage on or around the site may require advertisement consent or planning permission.

11 Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is required for any discharge of sewage or trade effluent into controlled waters (e.g. watercourses and underground waters), and may be required for any discharge of surface water to such controlled waters or for any discharge of sewage or trade effluent from buildings or fixed plant into or onto ground or into waters which are not controlled waters. Such consent may be withheld.

12 You are advised that all temporary roadworks associated with the permitted development are at the developer's expense.

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