Registration & Appeals Committee

Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS HAYES SOCIAL & SPORTS CLUB, 143 CHURCH ROAD HAYES Demolition of existing Sports and Social Club and erection of 24 apartments and 8 maisonettes, with associated landscaping and parking. 21/05/2010 Report of the Head of Planning & Enforcement Address Development: LBH Ref Nos: 65797/APP/2010/1176 Drawing Nos: 4169/4.04 (Proposed Roof/Third Floor Plans) 4169-01 Rev E (Proposed Site Plan) 4169-11 (First Floor Plan Showing Typical Furniture Layouts) JBA 10/67 TSO Rev B (Tree Protection Plan) Revised Transport Statement by BAC Partnership dated 10th June 2010 Open Space Assessment by David Ames Associated dated June 2010 Renewable Energy Statement (Ref: SRP3913 Issue 1) by BBS Air Quality Assessment (Report Number 999/1/D1) by AQA Design and Access Statement by David Ames Associates dated May 2010 Review of Polciies R4 and R5 of Adopted Hillingdon UDP by David Ames Associates dated February 2010 Habitat & Protect Species Site Assessment Report S09-205-100 (Land Survey) Arboricultural Constraints Report by JBA Arboricultural Implications Assessment by JBA Arboricultural Method Statement 4169/4.01 Rev A (Proposed Ground Floor Plans/Part Site Plan) 4169/4.03 Rev A (Proposed Second Floor 4169/4.02 Rev A(Proposed First Floor Plans) 4169/4.05 (South Elevation & East Elevations) 4169/4.06 Rev A (North Elevation and West Elevation) 4169LP (1:1250 Location Plan) Date Plans Received: 25/05/2010 06/06/2010 09/06/2010 10/06/2010 11/06/2010 18/06/2010 22/06/2010 30/06/2010 Date(s) of Amendment(s): 1. SUMMARY The proposal seeks the redevelopment of the site to provide a residential development comprising of 32 units within 2 blocks, associated car parking and landscaping. A ll of the proposed units are to be provided as affordable housing in the form of the either socially rented or intermediate units. The applicant has submitted a detailed open space assessment and policy review, which are considered to demonstrate that there are adequate open space and recreation facilities available to meet the needs of the area and that there are no feasible alternative open space or recreation uses for the site. Accordingly, no objection is raised to the principle of the development. 25/05/2010 Date Application Valid: Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS There would be limited views of the development from Church Road and the scheme is considered to be of a design which would appropriately harmonise with the character and appearance of the surrounding area. Furthermore, appropriate tree retention and landscaping proposals are indicated which would ensure an appropriate landscape environment within the development and surrounding area. Adequate amenity areas would be provided, as would play provision for under 5's in the form of a Local Area of Play. Overall, the development would provide a high quality residential environment for future occupiers and it is not considered that it would gi ve rise to any significant detrimental impacts on neighbouring occupiers. Subject to conditions the proposed development would secure an appropriate outcome in terms of accessibility, security and sustainable design objectives. In addition the development would make a significant contribution towards the provision of affordable housing within the borough and, subject to a legal agreement, would provide contributions to mitigate its impacts on local facilities. Accordingly, the application is recommended for approval subject to a legal agreement and conditions. 2. RECOMMENDATION That delegated powers be given to the Head of Planning and Enforcement to grant planning permission, subject to the following: a) That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or Section 278 of the Highways Act 1980 (as amended) and/ or other appropriate legislation to secure: i) Affordable Housing - The provision of 100% of the development as affordable housing by habitable room and securing that the Council must be afforded full nomination rights for the development. ii) Education Contribution - The provision of a contribution of £146,486 towards educational facilities. iii) Healthcare Contribution - The provision of a contribution of £15,745.41 towards healthcare facilities. iv) Community Facilities Contribution - The provision of a contribution of £20,000 towards community facilities v) Libraries Contribution - The provision of a contribution of £1,671.41 toward local libraries facilities. vi) On site construction training - £2,500 per million of build cost or the provision of onsite training of construction workers. vii) Off site recreational and sporting facilities - £25,095. viii) Project Monitoring and Management - 5% of the total cash contributions. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS T8 OM1 M1 Time Limit - full planning application 3 years Development in accordance with Approved Plans Details/Samples to be Submitted The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. The development shall not be carried out otherwise than in strict accordance with the plans hereby approved unless consent to any variation is first obtained in writing from the Local Planning Authority. REASON To ensure that the external appearance of the development is satisfactory and complies with Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (S eptember 2007). No development shall take place until details and/or samples of all materials, colours and finishes to be used on all external surfaces have been submitted to and approved in writing by the Local Planning Authority. REASON To ensure that the development presents a satisfactory appearance in accordance with 1 2 3 b) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. c) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement. d) That if by the 24th August 2010, the S106 Agreement has not been finalised, delegated powers be given to the Head of Planning and Enforcement to refuse planning permission for the following reasons: 1. The development is not considered to have made adequate provision, through planning obligations, for contributions towards affordable housing provision, educational facilities, healthcare facilities, community facilities, library facilities, construction training, off site recreational & sports facilities and project monitoring & management. Given that a legal agreement or unilateral undertaking has not been secured to address this issue, the proposal is considered to be contrary to Policy R17 of the Hillingdon Unitary Development Plan Saved Policies (September 2007), Policies 3A.9, 3A.10, 3A.11, 6A.4 and 6A.5 of the London Plan and the Council's Supplementary Planning Document for Planning Obligations (Adopted July 2008). e) That subject to the above, the application be deferred for determination by the Head of Planning and Enforcement under delegated powers, subject to the completion of legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers to the applicant. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS RPD14 M5 OM19 TL1 Glazing to balconies Means of Enclosure - details Construction Management Plan Existing Trees - Survey Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Glazing to balconies shall be glazed with permanently obscured glass for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Before the development is commenced, details of boundary fencing or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The approved means of enclosure shall be erected before the development is occupied and shall be permanently retained thereafter. REASON To safeguard privacy to adjoining properties in accordance with Policy BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Prior to development commencing, the applicant shall submit a demolition and construction management plan to the Local Planning Authority for its approval. The plan shall detail: (i) The phasing of development works (ii) The hours during which development works will occur (please refer to inform ative I15 for maximum permitted working hours). (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or process ing. (iv)Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (v) Traffic management and access arrangements (vehicular and pedestrian) and parking provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON To safeguard the amenity of surrounding areas in accordance with Policy OE1 of the Hillingdon Unitary Development Plan (Saved Policies 2007). Prior to any work commencing on site, an accurate survey plan at a scale of not l ess than 1:200 shall be submitted to and approved in writing by the Local Planning Authority. The plan must show:- (i) Species, position, height, condition, vigour, age-class, branch spread and st em 4 5 6 7 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL2 TL3 Trees to be retained Protection of trees during site clearance and development diameter of all existing trees, shrubs and hedges on and immediately adjoining the site. (ii) A clear indication of trees, hedges and shrubs to be retained and removed. (iii) Existing and proposed site levels. (iv) Routes of any existing or proposed underground works and overhead lines including their manner of construction. (v) Detailed drawings showing the position and type of fencing to protect the entir e root areas/crown spread of trees and other vegetation to be retained during construction work. REASON To enable the Local Planning Authority to assess the amenity value of existing trees, hedges and shrubs and the impact of the proposed development on them and to ensure that the development conforms with Policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Trees, hedges and shrubs shown to be retained on the approved plan shall not be damaged, uprooted, felled, lopped or topped without the prior written consent of the Local Planning Authority. If any retained tree, hedge or shrub is removed or severely damaged during construction, or is found to be seriously diseased or dying another tree, hedge or shrub shall be planted at the same place and shall be of a size and species to be agreed in writing by the Local Planning Authority and shall be planted in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. Where damage is less severe, a schedule of remedial works necessary to ameliorate the effect of damage by tree surgery, feeding or groundwork shall be agreed in writing with the Local Planning Authority. New planting should comply with BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs'. Remedial work should be carr ied out to BS 3998 (1989) 'Recommendations for Tree Work' and BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. The agreed work shall be completed in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. REASON To ensure that the trees and other vegetation continue to make a valuable contribution to the amenity of the area in accordance with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and to comply with Section 197 of the Town and Country Planning Act 1990. Prior to the commencement of any site clearance or construction work, detailed drawi ngs showing the position and type of fencing to protect the entire root areas/crown spread of trees, hedges and other vegetation to be retained shall be submitted to the Local Planning Authority for approval. No site clearance works or development shall be commenced until these drawings have been approved and the fencing has been erected in accordance with the details approved. Unless otherwise agreed in writing by the Loc al Planning Authority such fencing should be a minimum height of 1.5 metres. The fencing shall be retained in position until development is completed. The area within the approved protective fencing shall remain undisturbed during the course of the works and in particular in these areas: 8 9 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL5 TL6 Landscaping Scheme Landscaping Scheme - implementation 1. There shall be no changes in ground levels; 2. No materials or plant shall be stored; 3. No buildings or temporary buildings shall be erected or stationed. 4. No materials or waste shall be burnt; and. 5. No drain runs or other trenches shall be dug or otherwise created, without the prior written consent of the Local Planning Authority. REASON To ensure that trees and other vegetation to be retained are not damaged during construction work and to ensure that the development conforms with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). No development shall take place until a landscape scheme providing full details of hard and soft landscaping works (including the landscaping of roof terraces) has been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. The scheme shall include: - · Planting plans (at not less than a scale of 1:100), · Written specification of planting and cultivation works to be undertaken, · Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate, · Implementation programme. The scheme shall also include details of the following: - · Proposed finishing levels or contours, · Means of enclosure, · Car parking layouts, - Other vehicle and pedestrian access and circulation areas, - Hard surfacing materials proposed, · Minor artefacts and structures (such as play equipment, furniture, refuse stor age, signs, or lighting), · Existing and proposed functional services above and below ground (e.g. drainage, power cables or communications equipment, indicating lines, manholes or associated structures), · Retained historic landscape features and proposals for their restoration where relevant. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Devel opment Plan Saved Policies (September 2007). All hard and soft landscaping shall be carried out in accordance with the approved landscaping scheme and shall be completed within the first planting and seeding seasons following the completion of the development or the occupation of the buildings, whichever is the earlier period. The new planting and landscape operations should comply with the requirements specified in BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs' and in BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. Thereafter, the areas of hard and soft landscaping shall be permanently retained. Any tree, shrub or area of turfing or seeding shown on the approved landscaping scheme 10 11 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL7 TL19 TL20 NONSC Maintenance of Landscaped Areas Play Areas Amenity Areas (Residential Developments) Defensive Space which within a period of 5 years from the completion of development dies, is removed or in the opinion of the Local Planning Authority becomes seriously damaged or diseased shall be replaced in the same place in the next planting season with another such tree, shrub or area of turfing or seeding of similar size and species unless the Local Pl anning Authority first gives written consent to any variation. REASON To ensure that the landscaped areas are laid out and retained in accordance with the approved plans in order to preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007). No development shall take place until a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the arrangements for its implementation. Maintenance shall be carried out in accordance with the approved schedule. REASON To ensure that the approved landscaping is properly maintained in accordance with policy BE38 of the Hillingdon Unitary Development Plan (September 2007). None of the dwellings hereby approved shall be occupied until the play area shown on the approved plan as been laid out and made available for the use of the residents of the development. Thereafter, the play area shall be kept open and maintained for no other purpose than a play area. REASON To ensure that the development makes adequate provision for children's play in accordance with Policy R1 of the Hillingdon Unitary Development Plan Saved Polici es (September 2007) and London Plan (February 2008) Policy 3A.19. None of the dwellings hereby permitted shall be occupied, until the outdoor amenity area serving the dwellings as shown on the approved plans (including balconies where these are shown to be provided) has been made available for the use of residents of the development. Thereafter, the amenity areas shall so be retained. REASON To ensure the continued availability of external amenity space for residents of the development, in the interests of their amenity and the character of the area in accordance with policy BE23 of the Hillingdon Unitary Development Plan Saved Polici es (September 2007) and London Plan (February 2008) Policy 4B.1. No development shall commence until details of measures to ensure the provision of defensive space adjacent to ground floor windows within communal areas have been submitted to, and approved in writing by, the Local Planning Authority. REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 12 13 14 15 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS MCD10 NONSC H14 H1 Refuse Facilities Recycling Facilities for Chartwell Court Cycle Storage - details to be submitted Traffic Arrangements - submission of details to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure the development provides a safe and secure environment in accordance with policies 4B.1 and 4B.6 of the London Plan. No development shall take place until details of facilities to be provided for the cov ered, appropriately sign posted, secure and screened storage of refuse and recycling at the premises have been submitted to and approved in writing by the Local Planning Authority. No part of the development shall be occupied until the facilities have been provided in accordance with the approved details and thereafter the facilities shall be permanently retained. REASON In order to safeguard the amenities of the area and ensure adequate refuse and recycling facilities are provided, in accordance with Policy OE1 of the Hil lingdon Unitary Development Plan Saved Policies (September 2007) and London Plan (February 2008) Policies 4B.1 and 4A.22. No development shall take place until details of the retention or reprovision of at least one 1100l recycling bin to service the needs of Chartwell Court have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter the scheme shall be implemented in accordance with the approved details. REASON In order to ensure adequate recycling facilities are maintained for Chartwell Court in accordance with Policy 4A.22 of the London Plan (February 2008). No part of the development hereby permitted shall be commenced until details of covered and secure cycle storage, changing facilities, lockers and showers for users of and visitors to the development have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall not be occupied or brought into use until the approved cycling facilities have been implemented in accordance with the approved plan, with the facilities being permanently retained for use by cyclists. REASON To ensure the provision and retention of facilities for cyclists to the development and hence the availability of sustainable forms of transport to the site in accordance wi th Policy AM9 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Chapter 3C of the London Plan. (February 2008). Development shall not begin until details of all traffic arrangements (including w here appropriate carriageways, footways, turning space, safety strips, sight lines at road junctions, kerb radii, car parking areas and marking out of spaces, loading facili ties, closure of existing access and means of surfacing) have been submitted to and approved in writing by the Local Planning Authority. The approved development shall not be occupied until all such works have been constructed in accordance with the approved details. Thereafter, the parking areas, sight lines and loading areas (where appropriate) must be permanently retained and used for no other purpose at any time. Disabled 16 17 18 19 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC SUS1 SUS4 SUS5 Car Parking Allocation Energy Efficiency Major Applications (full) Code for Sustainable Homes details Sustainable Urban Drainage parking bays shall be a minimum of 4.8m long by 3.6m wide, or at least 3.0m wide where two adjacent bays may share an unloading area. REASON To ensure pedestrian and vehicular safety and convenience and to ensure adequate off- street parking, and loading facilities in compliance with Policy AM14 of the adopt ed Hillingdon Unitary Development Plan Saved Policies (September 2007) and Chapter 3C of the London Plan . (February 2008). Prior to the commencement of development a scheme for the allocation of parking spaces shall be submitted to, and approved in writing by the Local Planning Authority. Thereafter the parking area shall be marked out in accordance with the approved plans; designated and allocated for the sole use of the occupants of the development in accordance with the approved scheme; constructed prior to occupation of the development; and thereafter be permanently retained and used for no other purpose. REASON In order to ensure the development is adequately serviced by car parking spaces and to meet the needs of disabled persons in accordance with Policies AM7, AM13 and AM14 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The measures to reduce the energy demand and carbon dioxide emissions of the development and to provide 20% of the sites energy needs through renewable energy generation contained within the submitted report entitled 'Renewable Energy Statement' reference 'SRP3913 Issue 1' shall be integrated into the development and thereafter permanently retained and maintained. REASON To ensure that the development incorporates appropriate energy efficiency measures in accordance with policies 4A.1, 4A.3, 4A.4, 4A.6, 4A.7, 4A.9, and 4A.10 of the London Plan (February 2008). No development shall take place until an initial design stage assessment by an accredited assessor for the Code for Sustainable Homes and an accompanying interim certificate stating that each dwelling has been designed to achieve level 3 of the Code has been submitted to, and approved in writing, by the local planning authority. No dwelling shall be occupied until it has been issued with a final Code certificate of compliance. REASON To ensure that the objectives of sustainable development identified in policies 4A.1 and 4A.3 of the London Plan (February 2008). No development shall take place on site until details of the incorporation of sustainable urban drainage have been submitted to, and approved in writing by the Local Planning Authority. The approved details shall thereafter be installed on site and thereafter permanently retained and maintained. REASON 20 21 22 23 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS SUS8 OM14 DIS5 NONSC Electric Charging Points Secured by Design Design to Lifetime Homes Standards & to Wheelchair Standards Lift Provision To ensure that surface water run off is handled as close to its source as possible i n compliance with policy 4A.14 of the London Plan (February 2008) /if appropriate/ and to ensure the development does not increase the risk of flooding contrary to Policy OE8 of the Hillingdon Unitary Development Plan Saved Policies (September 2007), polices 4A.12 and 4A.13 of the London Plan (February 2008) and PPS25. Before development commences, plans and details of at least 2 electric vehicle charging point(s), serving the development and capable of charging multiple vehicles simultaneously, shall be submitted to and approved in writing by the Local Planning Authority. REASON To encourage sustainable travel and to comply with London Plan Policy 4A.3. The development hereby approved shall incorporate measures to minimise the risk of crime and to meet the specific security needs of the application site and the development. Details of security measures shall be submitted and approved in writing by the Local Planning Authority before development commences. Any security measures to be implemented in compliance with this condition shall reach the standard necessary to achieve the 'Secured by Design' accreditation awarded by the Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of the Association of Chief Police Officers (ACPO). REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure the development provides a safe and secure environment in accordance with policies 4B.1 and 4B.6 of the London Plan. All residential units within the development hereby approved shall be built in accordance with 'Lifetime Homes' Standards. Further 10% of the units hereby approved shall be designed to be fully wheelchair accessible, or easily adaptable for residents who are wheelchair users, and shall include within the design of each wheelchair unit internal storage space for the storage of mobility scooters/wheelchairs and associated chargi ng points as set out in the Council's Supplementary Planning Document 'Hillingdon Desig n and Accessibility Statement: Accessible Hillingdon'. REASON To ensure that sufficient housing stock is provided to meet the needs of disabled and elderly people in accordance with London Plan (February 2008) Policies 3A.5, 3A.13, 3A.17 and 4B.5. Prior to the commencement of the development details of the lift within the eastern bl ock containing 20 units shall be submitted to, and approved in writing by the Local Planning Authority. The lift and lift shaft shall be specified to be suitable for means of escape in the event of a fire and shall service all floors within the block. 24 25 26 27 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC Sound Insulation Scheme Contamination REASON To ensure that the development provides adequate means of escape for disabled persons in accordance with Policies 3A.5, 3A.17 and 4B.5 of the London Plan and the Hillingdon Design and Accessibility Statement - Accessible Hillingdon Development shall not begin until a sound insulation and ventilation scheme for protecting the proposed development from noise from Hayes Football Ground has been submitted to and approved in writing by the Local Planning Authority. The scheme shall meet an acceptable internal noise design criteria of 30-40dBA in accordance with requirement under BS82331999. Thereafter, the scheme shall be implemented and maintained in full compliance with the approved measures. REASON To ensure that the amenity of the occupiers of the proposed development is not adversely affected by noise football ground in accordance with policy OE5 of the Hillingdon Unitary Development Plan. Before any part of this development is commenced a site survey to assess the land contamination levels shall be carried out to the satisfaction of the Council and a remediation scheme for removing or rendering innocuous all contaminates from the site shall be submitted to and approved by the Local Planning Authority. The remediation scheme shall include an assessment of the extent of site contamination and provide in detail the remedial measures to be taken to avoid risk to the occupiers and the buildings when the site is developed. All works which form part of this remediation scheme shall be completed and verification information submitted to, and approved in writing by, the Local Planning Authority before any part of the development is occupied (unless otherwise agreed in writing by the Local Planning Authority). Any imported material, such as soil, shall be tested for contamination levels ther ein to the satisfaction of the Council. REASON To ensure that the occupants and users of the development are not subject to any risks from contamination in accordance with policy OE11 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). 28 29 I52 I53 Compulsory Informative (1) Compulsory Informative (2) 1 2 INFORMATIVES The decision to GRANT planning permission has been taken having regard to all relevant planning legislation, regulations, guidance, circulars and Council policies, includi ng The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Unitary Development Plan Saved Policies (September 2007) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including the London Plan (February 2008) and national Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS I1 I11 I15 Building to Approved Drawing The Construction (Design and Management) Regulations 1994 Control of Environmental Nuisance from Construction Work 3 4 5 guidance. You are advised this permission is based on the dimensions provided on the approved drawings as numbered above. The development hereby approved must be constructed precisely in accordance with the approved drawings. Any deviation from these drawings requires the written consent of the Local Planning Authority. The development hereby approved may be subject to the Construction (Design and Management) Regulations 1994, which govern health and safety through all stages of a construction project. The regulations require clients (ie. those, including developer s, who commision construction projects) to appoint a planning supervisor and principal contractor who are competent and adequately resourced to carry out their health and safety responsibilities. Further information is available from the Health and Safety Executive, Rose Court, 2 Southwark Bridge Road, London, SE1 9HS (telephone 020 7556 2100). BE13 BE14 BE19 BE20 BE21 BE23 BE24 BE38 OE1 OE5 OE8 H4 H5 R4 R5 R17 AM2 AM7 AM9 AM14 AM15 New development must harmonise with the existing street scene. Development of sites in isolation New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Protection of the character and amenities of surrounding properties and the local area Siting of noise-sensitive developments Development likely to result in increased flood risk due to additional surface water run-off - requirement for attenuation measures Mix of housing units Dwellings suitable for large families Proposals that would involve the loss of recreational open space Proposals that involve the loss of sports, leisure, community, religious, cultural or entertainment facilities Use of planning obligations to supplement the provision of recreation, leisure and community facilities Development proposals - assessment of traffic generation, impact on congestion and public transport availability and capacity Consideration of traffic generated by proposed developments. Provision of cycle routes, consideration of cyclists' needs in design of highway improvement schemes, provision of cycle parking facilities New development and car parking standards. Provision of reserved parking spaces for disabled persons Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS I2 I23 I3 I47 Encroachment Works affecting the Public Highway - Vehicle Crossover Building Regulations - Demolition and Building Works Damage to Verge 6 7 8 9 Nuisance from demolition and construction works is subject to control under The Contr ol of Pollution Act 1974, the Clean Air Acts and other related legislation. In partic ular, you should ensure that the following are complied with: - A) Demolition and construction works should only be carried out between the hours of 08.00 hours and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank and Public Holidays. B) All noise generated during such works should be controlled in compliance with Bri tish Standard Code of Practice BS 5228: 1984. C) The elimination of the release of dust or odours that could create a public health nuisance. D) No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit, 3S/02, Civ ic Centre, High Street, Uxbridge, UB8 1UW (Tel.01895 277401) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. You are advised that if any part of the development hereby permitted encroaches by either its roof, walls, eaves, gutters, or foundations, then a new planning applicati on will have to be submitted. This planning permission is not valid for a development that resul ts in any form of encroachment. The development requires the formation of a vehicular crossover, which will be constructed by the Council. This work is also subject to the issuing of a s eparate licence to obstruct or open up the public highway. For further information and advice contact: - Highways Maintenance Operations, 4W/07, Civic Centre, Uxbridge, UB8 1UW. Your attention is drawn to the need to comply with the relevant provisions of the Buil ding Regulations, the Building Acts and other related legislation. These cover such work s as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of serv ices, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council's Building Control Ser vice at least 6 weeks before work starts. A completed application form together with detai led plans must be submitted for approval before any building work is commenced. For further information and advice, contact - Planning & Community Services, Building Contr ol, 3N/01 Civic Centre, Uxbridge (Telephone 01895 250804 / 805 / 808). You are advised that care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS I60 I49 Cranes Secured by Design 10 11 12 3.1 Site and Locality The site is that of the Hayes Social and Sport Club on Church Road in Hayes, which is located in proximity to other sports, community and retail facilities includi ng at Barra Hall Park approximately 380m away)and Hayes Town Centre (approximately 480m away) and Botwell Leisure Centre (approximately 740m away). The site is irregular in shape, consisting of a square area to the west of the ex isting garages serving Chartwell Court on which the Social Club building and bowls green ar e located, and a relatively wide access route from Church road which runs to the south of Chartwell Court and is largely covered with hardstanding with the exception of a sm all landscape strip adjacent Church Road. The existing social club building is a part t wo and part single storey structure which sites tight against the western boundary wi th the rear gardens of nos. 6a and 36 Evergreen Way and has a dominant impact on these properties. Use of the site as a bowl club ceased three years ago when the Bowls Club merged wit h the nearby bowls club on Botwell Lane (adjacent to the Botwell Leisure Centre) to form the Hayes Bowling Club (and now utilise that facility). The current use of t he site as a at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). Given the nature of the proposed development it is possible that a crane may be required during its construction. The applicant's attention is drawn to the requirement wi thin the British Standard Code of Practice for the safe use of Cranes, for crane operators t o consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4, 'Cranes and Other Construction Issues' (avai lable at www.aoa.org.uk/publications/safeguarding.asp) You are encouraged to ensure that all flats and houses provided as part of this development must have a food waste grinder included as standard as part of the kitchen sink unit to allow residents to indirectly recycle their food wastes by gri nding it and washing it down into the waste water system for composting by the relevant water company. The Council has identified the specific security needs of the application site to be: (i) CCTV surveillance of parking along the access road; (ii) Secure design for cycle parking provision; (iii) Defensible space adjacent to ground floor windows (see condition 15); (iv) Appropriate boundary treatments; and (v) All other aspects of buildings/lighting design to comply with Secur ed by Design objectives. You are advised to submit details to overcome the specified security needs in order to comply with condition 25 of this planning permission. 3. CONSIDERATIONS Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS children's day nursery has commenced since this time, although the planning history indicates that planning permission has not been granted for a change of use (D1 - D2). Church road is a residential street with the built form consisting primarily of 2 storey houses generally of pitch roof design, however Chartwell Court is a 3 storey flat ted block directly to the east of the application site and there are some other examples of 3 stor ey buildings in the locality. The area is considered to be suburban in character having reg ard to the predominant built form, the type of road and the significant level of street pl anting and frontage landscaping. To the north of the application site is the Hayes Football Club, which is currently subject to an application for residential redevelopment. To the east and south are residential properties on Evergreen Road and Compton Road, respectively. 3.2 Proposed Scheme The proposal seeks the redevelopment of the site to provide a residential development comprising of 32 units, associated car parking and landscaping. All of the proposed uni ts are to be provided as affordable housing in the form of the either socially rented or intermediate units. The proposed development would be provided in the form of two blocks. The first block (eastern block), located to the west of the Chartwell Court g arages, has a footprint which roughly approximates a cross and would be part 3 and part 4 storeys in height containing 20 units. The fourth floor would be set in by between 1.2m and 8m to reduce its visual bulk. A landscaped amenity deck and two private terraces would be provided on the roof. The second block (western block) would be three storey block in the form of a stagg ered terrace of 8 maisonettes and 4 flats located to the west of the site. This block would principally have a mono-pitched roof, reducing in height towards the west and residential properties on Evergreen Way, and each of the staggered terraces would be approximately 20m long. Each of the maisonettes would have a private garden and the flats would rely on the communal amenity space provision. Car parking, consisting of 36 spaces, is to be provided along the southern edge of the access road and to the front of the proposed blocks. This parking area is indicated to be largely of a home zone design with distinction provided within the hard surfacing materials, although a footpath would be provided along the northern side of the access road. A large proportion of the landscaping and tree the two trees adjacent to Church Road are to be maintained and tree planting and other soft landscaping is to be provided within key locations to soften the appearance of the car parking area. Both of the proposed blocks would have landscaping provided to their frontages and a communal play amenity space, including a Local Area of Play, is proposed to the north of the site. Bicycle and Refuse storage are provided within the built form of the eastern block, with additional facilities located within the central area of the site adjacent to soft l andscaping. 3.3 Relevant Planning History Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS 4. Planning Policies and Standards None. PT1.10 PT1.12 PT1.16 PT1.17 PT1.21 PT1.22 To seek to ensure that development does not adversely affect the amenity and the character of the area. To avoid any unacceptable risk of flooding to new development in areas already liable to flood, or increased severity of flooding elsewhere. To seek to ensure enough of new residential units are designed to wheelchair and mobility standards. To seek to ensure the highest acceptable number of new dwellings are provided in the form of affordable housing. To seek publicly accessible recreational open space in association with proposals for development where appropriate to help reduce deficiencies in recreational open space or to ensure that provision does not fall below accepted standards. To seek the retention of existing recreation open space where there is an identified demand for such a facility or it makes a significant contribution to the visual amenity of the built up area. UDP / LDF Designation and London Plan The following UDP Policies are considered relevant to the application:- Part 1 Policies: 4327/APP/2008/3227 4327/APP/2009/2737 65797/APP/2010/445 Hayes Football Club Church Road Hayes Hayes Football Club Church Road Hayes Hayes Social & Sports Club Church Road Hayes Erection of 282 dwellings, comprising a mixture of 64 one-bedroom, 142 two-bedroom, 49 three- bedroom, 16 four-bedroom and 9 five-bedroom properties, along with a community hall and associated parking, landscaping, open space and new access arrangements. Redevelopment of the site to provide 185 residential dwellings, comprising a mix of housing and flats including 1 studio unit, 22 one-bedroom units, 60 two-bedroom units, 85 three-bedroom units, 15 four- bedroom units and 2 five-bedroom units, with associated amenity space, landscaping, new access road and car parking. Demolition of existing Sports and Social Club and erection of 24 apartments and 8 maisonet tes, with associated landscaping and parking. 21-05-2010 Decision: Decision: Decision: Withdrawn Comment on Relevant Planning History Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS PT1.30 PT1.39 To promote and improve opportunities for everyone in Hillingdon, including in particular women, elderly people, people with disabilities and ethnic minorities. To seek where appropriate planning obligations to achieve benefits to the community related to the scale and type of development proposed. BE13 BE14 BE19 BE20 BE21 BE23 BE24 BE38 OE1 OE5 OE8 H4 H5 R4 R5 R17 AM2 AM7 AM9 AM14 AM15 New development must harmonise with the existing street scene. Development of sites in isolation New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Protection of the character and amenities of surrounding properties and the local area Siting of noise-sensitive developments Development likely to result in increased flood risk due to additional surface water run-off - requirement for attenuation measures Mix of housing units Dwellings suitable for large families Proposals that would involve the loss of recreational open space Proposals that involve the loss of sports, leisure, community, religious, cultural or entertainment facilities Use of planning obligations to supplement the provision of recreation, leisure and community facilities Development proposals - assessment of traffic generation, impact on congestion and public transport availability and capacity Consideration of traffic generated by proposed developments. Provision of cycle routes, consideration of cyclists' needs in design of highway improvement schemes, provision of cycle parking facilities New development and car parking standards. Provision of reserved parking spaces for disabled persons Part 2 Policies: Not applicable 16th June 2010 Advertisement and Site Notice 5. 5.1 Advertisement Expiry Date:- Not applicable 5.2 Site Notice Expiry Date:- Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS 6. Consultations Internal Consultees POLICY The application site is that of an existing Sport and Social Club (Bowls Club). As such the site is considered to have a lawful Use Class of D2 (Assembly and Leisure) and provides 'Outdoor sports provision' in accordance with guidance within PPG17. The change of use of the site to housing is therefore only acceptable subject to fulfil ling the External Consultees The application was advertised as a major development and 280 nearby owner/occupiers were consulted, including the Hayes Town Centre Residents Association and the Townfield Resi dents Association. 8 letters of objection have been received in relation to the scheme raising the following concerns: (i) Inadequate parking for the proposed development and for Chartwell Court; (ii) Traffic Generation; (iii) Highways Safety (Access Point); (iv) Loss of privacy to Chartwell Court; (v) Loss of light; (vi) Loss of views; (vii) Overcrowding and excessive density in the area; (viii) Pressure on local service including Council facilities, schools and GP's; (ix) Increase risks of crime; (x) Construction impacts; (xi) Loss of recreation use; (xii) Loss of nursery; and (xiii) Loss of recycling facility for Chartwell Court. SPORT ENGLAND Sport England raise no objection to the loss of the Bowling Green and other facilities at 143 Church Road, this is on the basis that there could be a capacity enhancement (necessary to cope wi th additional future population) within existing areas of recreational open space. This could be secured via planning obligations, and thereby the impacts arising from future developments would be able to be mitigated. We apply the sports facility calculator and recommend its use in such cases. W e would expect such a procedure to be applied to all housing developments in Hillingdon given the scale and numbers of new housing proposed across the borough. No objection. BAA No objection. NATS No objection. MOD No objection. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS relevant tests contained within PPG17 (including its companion guide) and Policies R 4 and R5 of the Council's Saved Policies UDP. The tests contained within PPG17 and Policies R4 and R5 of the Council's Saved Polic ies UDP will be addressed in more detail by the Case Officer. Main policy issues: (i) whether there are any alternative open land, recreational or leisure uses that the sit e could be utilised for (ii) whether the public open space is surplus to requirements (iii) whether the loss of the existing use would lead to a deficiency of these fac ilities within the local area (3.2km) (iv) whether users of the facility can be satisfactorily accommodated elsewhere in the vicinity. The applicant for the above site has followed Council and Sport England advice by submitti ng a detailed Open Space Assessment, including a local supply and demand analysis, a R4 and R5 Policy Statement and they have carried out a community-wide consultation on the loss of the open space and the loss of the sport/leisure facility. The two detailed reports are considered to demonstrate that no other appropriate uses (which could be feasiblely introduced on the site) and that the loss of the existing facilit y will not lead to a deficiency in the level of open land, recreational or leisure facilities in within the Local Area. The applicant has undertaken a thorough assessment of the provision of public open space in the study catchment area. The applicant concludes that the provision of open and recreation space in the catchment area is surplus to requirements. Paragraph 10 of PPG17 says that it should be demonstrated that developers have consulted the community and that their proposals are widely supported by that community. The applicant has undertaken an independent public consultation on the loss of the open space and sport/leisure facility in accordance with guidance contained within the PPG17 Compani on Guide. The outcome of this consultation is considered to demonstrate that the loss of t he open space and sport/lesiure facility is not a contentious issue with the community i n the local area. As such, the local community did not raise a significant objection to the proposal on thes e grounds. The information also confirms that the former users of the facility (Hayes S ocial and Sports Club) have amalgamated with Hayes Bowling Club in Botwell Lane, which provides alternative Bowling Green and club facilities in the locality (approximately 480m from the application site). Conclusion: On the basis of the information submitted (in particular the Open Space Assessment, R4 and R5 Policy Statement and the Sport England letter (attached)), it is considered that t he proposal satisfies the relevant policy tests in relation to the loss of an open space and sport /leisure facility. Accordingly, no objection is raised to the principle of the development in this case. However, the case officer would also need to be satisfied that the proposal accords with all other r elevant provisions within the development plan, including meeting the recreational open space needs of future residents. HIGHWAYS The proposed housing is all in the affordable category and in order to represent a robust assessment the trip generation from the TRICS database is based on normal unrestricted privately owned housing. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS The traffic generated by the development is not considered to be significant to warrant any off site highway mitigation works. No objections are raised on highway grounds. URBAN DESIGN The application site is situated along Church Road, in a predominantly residential area. T he scheme proposes the demolition of the existing Sports and Social Club, and the development of the site for residential use. The application site abuts the Hayes Football ground to the nort h, low rise residential development in Evergreen Way to the west and Compton Road to the south, and an existing flatted development at the adjacent Chartwell Court which fronts Church Road to the east. The site is situated approximately 100 meters south of the Hayes Village Conservation Area. The principal layout consists of three storey terraces with rear gardens along the western boundary. The terraces have been staggered slightly in order to reduce the bulk, scale and massing. Communal green spaces separate the terraces from the flatted block which i s situated in the north east part of the site, next to the existing garages belonging to the adjacent Chartwell Court. Access to the site is through the existing access point from Church Road. Smaller amenity areas have been provided to the front of the flatted block, whilst a local area of play has been integrated in the green zone between the two major built elements, in accordance with pre- application advice. The scheme benefits from proposed additional planting along the access dri ve, as well as in front of the two new built elements. The vegetation is considered an i mportant tool to enhance the spatial experience as one accesses the site from Church Road. Furthermore, it al so creates a stronger sense of place, as well as an appropriate setting for the new developm ent. The building design benefits from a plain contemporary approach, with a strong influence of g lazed elements, which creates a light, transparent character, which assists in reduci ng the scale and massing. The scheme has been carefully considered in relation to the existing built c ontext in terms of layout, position, height and scale, resulting in a redesign of the initial schem e. From an urban design point of view, the final submission is considered to fully overcome previous issues relating to layout, scale, height, massing, built character, design and quality of the open spac es. TREES & LANDSCAPE The submitted Arboricultural Implications Assessment and Arboricultural Method St atement set out an assessment of existing trees on site and proposals for tree retentions and removals. There is no reason to disagree with the conclusion and recommendations of these reports and the tree removal, retention and replacement proposals are considered acceptable. The amended site layout (Revision D) addresses previous concerns relating to the feasibi lity of certain aspects of the proposed landscaping. No objection is raised to the proposed layout, subject to conditions TL1, TL2, TL3, TL5, TL6 and TL7. ACCESS OFFICER No objection subject to conditions to secure the implementation of the disabled units, implementation of Lifetime Homes standards and to ensure that the lift services all floor within the eastern block. SUSTAINABILITY OFFICER Ecology: No objections to the proposals as submitted. Energy: No objections to the proposals as submitted. Code for Sustainable Homes: The applicant has confirmed that the units will be built t o Code Level 3. This will require a design stage certificate as well as a completion c ertificate. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS WASTE STRATEGY The 8 proposed maisonettes could be appropriately serviced by individual refuse/recycling s torage within their curtilage. For the proposed 24 flats it is recommended that a minimum of six 1100 litre eurobins be provided to provide for the storage of waste and recycling. ENVIRONMENTAL PROTECTION UNIT - CONTAMINATION There are no recorded former potentially contaminating land uses at the site. However, c onsidering a residential development which includes houses with gardens is being proposed the development is vulnerable to contamination. Based on the advice of PPS23, EPU advise that a contaminated land condition be attached to any permission that may be given. ENVIRONMENTAL PROTECTION UNIT - NOISE As the proposed development is sited within predominant resident area road traffic noise is unlikely to be an issue of consideration due to possibility of noise levels falling with below NEC A in accordance of PPG 24. However concerns exist in respect of noise from Hayes footbal l ground adjacent the proposed development. A condition should be imposed to ensure a sound mitigation scheme is submitted and implemented. ENVIRONMENTAL PROTECTION UNIT - AIR QUALITY Air Quality The proposed development is within the declared AQMA however, based on monitoring data from 800 metres away, it is in an area which is currently not exceeding the European Union l imit value for annual mean nitrogen dioxide. The draft air quality assessment only looked at the i mpact on the new development at six receptor locations based on ADMS-Roads v.2.3 dispersion modelli ng for 2012, using projected traffic data for 2012. The report suggest that the new development will generate fewer vehicle movements than the previous use (not permitted uses based on Transport Statement), without being specific about the reasons, and therefore the assessment of the impact of the development on surrounding receptors was not considered. It also appears the cumulative

Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS HAYES SOCIAL & SPORTS CLUB, 143 CHURCH ROAD HAYES Demolition of existing Sports and Social Club and erection of 24 apartments and 8 maisonettes, with associated landscaping and parking. 21/05/2010 Report of the Head of Planning & Enforcement Address Development: LBH Ref Nos: 65797/APP/2010/1176 Drawing Nos: 4169/4.04 (Proposed Roof/Third Floor Plans) 4169-01 Rev E (Proposed Site Plan) 4169-11 (First Floor Plan Showing Typical Furniture Layouts) JBA 10/67 TSO Rev B (Tree Protection Plan) Revised Transport Statement by BAC Partnership dated 10th June 2010 Open Space Assessment by David Ames Associated dated June 2010 Renewable Energy Statement (Ref: SRP3913 Issue 1) by BBS Air Quality Assessment (Report Number 999/1/D1) by AQA Design and Access Statement by David Ames Associates dated May 2010 Review of Polciies R4 and R5 of Adopted Hillingdon UDP by David Ames Associates dated February 2010 Habitat & Protect Species Site Assessment Report S09-205-100 (Land Survey) Arboricultural Constraints Report by JBA Arboricultural Implications Assessment by JBA Arboricultural Method Statement 4169/4.01 Rev A (Proposed Ground Floor Plans/Part Site Plan) 4169/4.03 Rev A (Proposed Second Floor 4169/4.02 Rev A(Proposed First Floor Plans) 4169/4.05 (South Elevation & East Elevations) 4169/4.06 Rev A (North Elevation and West Elevation) 4169LP (1:1250 Location Plan) Date Plans Received: 25/05/2010 06/06/2010 09/06/2010 10/06/2010 11/06/2010 18/06/2010 22/06/2010 30/06/2010 Date(s) of Amendment(s): 1. SUMMARY The proposal seeks the redevelopment of the site to provide a residential development comprising of 32 units within 2 blocks, associated car parking and landscaping. A ll of the proposed units are to be provided as affordable housing in the form of the either socially rented or intermediate units. The applicant has submitted a detailed open space assessment and policy review, which are considered to demonstrate that there are adequate open space and recreation facilities available to meet the needs of the area and that there are no feasible alternative open space or recreation uses for the site. Accordingly, no objection is raised to the principle of the development. 25/05/2010 Date Application Valid: Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS There would be limited views of the development from Church Road and the scheme is considered to be of a design which would appropriately harmonise with the character and appearance of the surrounding area. Furthermore, appropriate tree retention and landscaping proposals are indicated which would ensure an appropriate landscape environment within the development and surrounding area. Adequate amenity areas would be provided, as would play provision for under 5's in the form of a Local Area of Play. Overall, the development would provide a high quality residential environment for future occupiers and it is not considered that it would gi ve rise to any significant detrimental impacts on neighbouring occupiers. Subject to conditions the proposed development would secure an appropriate outcome in terms of accessibility, security and sustainable design objectives. In addition the development would make a significant contribution towards the provision of affordable housing within the borough and, subject to a legal agreement, would provide contributions to mitigate its impacts on local facilities. Accordingly, the application is recommended for approval subject to a legal agreement and conditions. 2. RECOMMENDATION That delegated powers be given to the Head of Planning and Enforcement to grant planning permission, subject to the following: a) That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or Section 278 of the Highways Act 1980 (as amended) and/ or other appropriate legislation to secure: i) Affordable Housing - The provision of 100% of the development as affordable housing by habitable room and securing that the Council must be afforded full nomination rights for the development. ii) Education Contribution - The provision of a contribution of £146,486 towards educational facilities. iii) Healthcare Contribution - The provision of a contribution of £15,745.41 towards healthcare facilities. iv) Community Facilities Contribution - The provision of a contribution of £20,000 towards community facilities v) Libraries Contribution - The provision of a contribution of £1,671.41 toward local libraries facilities. vi) On site construction training - £2,500 per million of build cost or the provision of onsite training of construction workers. vii) Off site recreational and sporting facilities - £25,095. viii) Project Monitoring and Management - 5% of the total cash contributions. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS T8 OM1 M1 Time Limit - full planning application 3 years Development in accordance with Approved Plans Details/Samples to be Submitted The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. The development shall not be carried out otherwise than in strict accordance with the plans hereby approved unless consent to any variation is first obtained in writing from the Local Planning Authority. REASON To ensure that the external appearance of the development is satisfactory and complies with Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (S eptember 2007). No development shall take place until details and/or samples of all materials, colours and finishes to be used on all external surfaces have been submitted to and approved in writing by the Local Planning Authority. REASON To ensure that the development presents a satisfactory appearance in accordance with 1 2 3 b) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. c) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement. d) That if by the 24th August 2010, the S106 Agreement has not been finalised, delegated powers be given to the Head of Planning and Enforcement to refuse planning permission for the following reasons: 1. The development is not considered to have made adequate provision, through planning obligations, for contributions towards affordable housing provision, educational facilities, healthcare facilities, community facilities, library facilities, construction training, off site recreational & sports facilities and project monitoring & management. Given that a legal agreement or unilateral undertaking has not been secured to address this issue, the proposal is considered to be contrary to Policy R17 of the Hillingdon Unitary Development Plan Saved Policies (September 2007), Policies 3A.9, 3A.10, 3A.11, 6A.4 and 6A.5 of the London Plan and the Council's Supplementary Planning Document for Planning Obligations (Adopted July 2008). e) That subject to the above, the application be deferred for determination by the Head of Planning and Enforcement under delegated powers, subject to the completion of legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers to the applicant. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS RPD14 M5 OM19 TL1 Glazing to balconies Means of Enclosure - details Construction Management Plan Existing Trees - Survey Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Glazing to balconies shall be glazed with permanently obscured glass for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Before the development is commenced, details of boundary fencing or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The approved means of enclosure shall be erected before the development is occupied and shall be permanently retained thereafter. REASON To safeguard privacy to adjoining properties in accordance with Policy BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Prior to development commencing, the applicant shall submit a demolition and construction management plan to the Local Planning Authority for its approval. The plan shall detail: (i) The phasing of development works (ii) The hours during which development works will occur (please refer to inform ative I15 for maximum permitted working hours). (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or process ing. (iv)Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (v) Traffic management and access arrangements (vehicular and pedestrian) and parking provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON To safeguard the amenity of surrounding areas in accordance with Policy OE1 of the Hillingdon Unitary Development Plan (Saved Policies 2007). Prior to any work commencing on site, an accurate survey plan at a scale of not l ess than 1:200 shall be submitted to and approved in writing by the Local Planning Authority. The plan must show:- (i) Species, position, height, condition, vigour, age-class, branch spread and st em 4 5 6 7 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL2 TL3 Trees to be retained Protection of trees during site clearance and development diameter of all existing trees, shrubs and hedges on and immediately adjoining the site. (ii) A clear indication of trees, hedges and shrubs to be retained and removed. (iii) Existing and proposed site levels. (iv) Routes of any existing or proposed underground works and overhead lines including their manner of construction. (v) Detailed drawings showing the position and type of fencing to protect the entir e root areas/crown spread of trees and other vegetation to be retained during construction work. REASON To enable the Local Planning Authority to assess the amenity value of existing trees, hedges and shrubs and the impact of the proposed development on them and to ensure that the development conforms with Policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Trees, hedges and shrubs shown to be retained on the approved plan shall not be damaged, uprooted, felled, lopped or topped without the prior written consent of the Local Planning Authority. If any retained tree, hedge or shrub is removed or severely damaged during construction, or is found to be seriously diseased or dying another tree, hedge or shrub shall be planted at the same place and shall be of a size and species to be agreed in writing by the Local Planning Authority and shall be planted in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. Where damage is less severe, a schedule of remedial works necessary to ameliorate the effect of damage by tree surgery, feeding or groundwork shall be agreed in writing with the Local Planning Authority. New planting should comply with BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs'. Remedial work should be carr ied out to BS 3998 (1989) 'Recommendations for Tree Work' and BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. The agreed work shall be completed in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. REASON To ensure that the trees and other vegetation continue to make a valuable contribution to the amenity of the area in accordance with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and to comply with Section 197 of the Town and Country Planning Act 1990. Prior to the commencement of any site clearance or construction work, detailed drawi ngs showing the position and type of fencing to protect the entire root areas/crown spread of trees, hedges and other vegetation to be retained shall be submitted to the Local Planning Authority for approval. No site clearance works or development shall be commenced until these drawings have been approved and the fencing has been erected in accordance with the details approved. Unless otherwise agreed in writing by the Loc al Planning Authority such fencing should be a minimum height of 1.5 metres. The fencing shall be retained in position until development is completed. The area within the approved protective fencing shall remain undisturbed during the course of the works and in particular in these areas: 8 9 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL5 TL6 Landscaping Scheme Landscaping Scheme - implementation 1. There shall be no changes in ground levels; 2. No materials or plant shall be stored; 3. No buildings or temporary buildings shall be erected or stationed. 4. No materials or waste shall be burnt; and. 5. No drain runs or other trenches shall be dug or otherwise created, without the prior written consent of the Local Planning Authority. REASON To ensure that trees and other vegetation to be retained are not damaged during construction work and to ensure that the development conforms with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). No development shall take place until a landscape scheme providing full details of hard and soft landscaping works (including the landscaping of roof terraces) has been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. The scheme shall include: - · Planting plans (at not less than a scale of 1:100), · Written specification of planting and cultivation works to be undertaken, · Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate, · Implementation programme. The scheme shall also include details of the following: - · Proposed finishing levels or contours, · Means of enclosure, · Car parking layouts, - Other vehicle and pedestrian access and circulation areas, - Hard surfacing materials proposed, · Minor artefacts and structures (such as play equipment, furniture, refuse stor age, signs, or lighting), · Existing and proposed functional services above and below ground (e.g. drainage, power cables or communications equipment, indicating lines, manholes or associated structures), · Retained historic landscape features and proposals for their restoration where relevant. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Devel opment Plan Saved Policies (September 2007). All hard and soft landscaping shall be carried out in accordance with the approved landscaping scheme and shall be completed within the first planting and seeding seasons following the completion of the development or the occupation of the buildings, whichever is the earlier period. The new planting and landscape operations should comply with the requirements specified in BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs' and in BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. Thereafter, the areas of hard and soft landscaping shall be permanently retained. Any tree, shrub or area of turfing or seeding shown on the approved landscaping scheme 10 11 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL7 TL19 TL20 NONSC Maintenance of Landscaped Areas Play Areas Amenity Areas (Residential Developments) Defensive Space which within a period of 5 years from the completion of development dies, is removed or in the opinion of the Local Planning Authority becomes seriously damaged or diseased shall be replaced in the same place in the next planting season with another such tree, shrub or area of turfing or seeding of similar size and species unless the Local Pl anning Authority first gives written consent to any variation. REASON To ensure that the landscaped areas are laid out and retained in accordance with the approved plans in order to preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007). No development shall take place until a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the arrangements for its implementation. Maintenance shall be carried out in accordance with the approved schedule. REASON To ensure that the approved landscaping is properly maintained in accordance with policy BE38 of the Hillingdon Unitary Development Plan (September 2007). None of the dwellings hereby approved shall be occupied until the play area shown on the approved plan as been laid out and made available for the use of the residents of the development. Thereafter, the play area shall be kept open and maintained for no other purpose than a play area. REASON To ensure that the development makes adequate provision for children's play in accordance with Policy R1 of the Hillingdon Unitary Development Plan Saved Polici es (September 2007) and London Plan (February 2008) Policy 3A.19. None of the dwellings hereby permitted shall be occupied, until the outdoor amenity area serving the dwellings as shown on the approved plans (including balconies where these are shown to be provided) has been made available for the use of residents of the development. Thereafter, the amenity areas shall so be retained. REASON To ensure the continued availability of external amenity space for residents of the development, in the interests of their amenity and the character of the area in accordance with policy BE23 of the Hillingdon Unitary Development Plan Saved Polici es (September 2007) and London Plan (February 2008) Policy 4B.1. No development shall commence until details of measures to ensure the provision of defensive space adjacent to ground floor windows within communal areas have been submitted to, and approved in writing by, the Local Planning Authority. REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 12 13 14 15 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS MCD10 NONSC H14 H1 Refuse Facilities Recycling Facilities for Chartwell Court Cycle Storage - details to be submitted Traffic Arrangements - submission of details to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure the development provides a safe and secure environment in accordance with policies 4B.1 and 4B.6 of the London Plan. No development shall take place until details of facilities to be provided for the cov ered, appropriately sign posted, secure and screened storage of refuse and recycling at the premises have been submitted to and approved in writing by the Local Planning Authority. No part of the development shall be occupied until the facilities have been provided in accordance with the approved details and thereafter the facilities shall be permanently retained. REASON In order to safeguard the amenities of the area and ensure adequate refuse and recycling facilities are provided, in accordance with Policy OE1 of the Hil lingdon Unitary Development Plan Saved Policies (September 2007) and London Plan (February 2008) Policies 4B.1 and 4A.22. No development shall take place until details of the retention or reprovision of at least one 1100l recycling bin to service the needs of Chartwell Court have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter the scheme shall be implemented in accordance with the approved details. REASON In order to ensure adequate recycling facilities are maintained for Chartwell Court in accordance with Policy 4A.22 of the London Plan (February 2008). No part of the development hereby permitted shall be commenced until details of covered and secure cycle storage, changing facilities, lockers and showers for users of and visitors to the development have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall not be occupied or brought into use until the approved cycling facilities have been implemented in accordance with the approved plan, with the facilities being permanently retained for use by cyclists. REASON To ensure the provision and retention of facilities for cyclists to the development and hence the availability of sustainable forms of transport to the site in accordance wi th Policy AM9 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Chapter 3C of the London Plan. (February 2008). Development shall not begin until details of all traffic arrangements (including w here appropriate carriageways, footways, turning space, safety strips, sight lines at road junctions, kerb radii, car parking areas and marking out of spaces, loading facili ties, closure of existing access and means of surfacing) have been submitted to and approved in writing by the Local Planning Authority. The approved development shall not be occupied until all such works have been constructed in accordance with the approved details. Thereafter, the parking areas, sight lines and loading areas (where appropriate) must be permanently retained and used for no other purpose at any time. Disabled 16 17 18 19 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC SUS1 SUS4 SUS5 Car Parking Allocation Energy Efficiency Major Applications (full) Code for Sustainable Homes details Sustainable Urban Drainage parking bays shall be a minimum of 4.8m long by 3.6m wide, or at least 3.0m wide where two adjacent bays may share an unloading area. REASON To ensure pedestrian and vehicular safety and convenience and to ensure adequate off- street parking, and loading facilities in compliance with Policy AM14 of the adopt ed Hillingdon Unitary Development Plan Saved Policies (September 2007) and Chapter 3C of the London Plan . (February 2008). Prior to the commencement of development a scheme for the allocation of parking spaces shall be submitted to, and approved in writing by the Local Planning Authority. Thereafter the parking area shall be marked out in accordance with the approved plans; designated and allocated for the sole use of the occupants of the development in accordance with the approved scheme; constructed prior to occupation of the development; and thereafter be permanently retained and used for no other purpose. REASON In order to ensure the development is adequately serviced by car parking spaces and to meet the needs of disabled persons in accordance with Policies AM7, AM13 and AM14 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The measures to reduce the energy demand and carbon dioxide emissions of the development and to provide 20% of the sites energy needs through renewable energy generation contained within the submitted report entitled 'Renewable Energy Statement' reference 'SRP3913 Issue 1' shall be integrated into the development and thereafter permanently retained and maintained. REASON To ensure that the development incorporates appropriate energy efficiency measures in accordance with policies 4A.1, 4A.3, 4A.4, 4A.6, 4A.7, 4A.9, and 4A.10 of the London Plan (February 2008). No development shall take place until an initial design stage assessment by an accredited assessor for the Code for Sustainable Homes and an accompanying interim certificate stating that each dwelling has been designed to achieve level 3 of the Code has been submitted to, and approved in writing, by the local planning authority. No dwelling shall be occupied until it has been issued with a final Code certificate of compliance. REASON To ensure that the objectives of sustainable development identified in policies 4A.1 and 4A.3 of the London Plan (February 2008). No development shall take place on site until details of the incorporation of sustainable urban drainage have been submitted to, and approved in writing by the Local Planning Authority. The approved details shall thereafter be installed on site and thereafter permanently retained and maintained. REASON 20 21 22 23 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS SUS8 OM14 DIS5 NONSC Electric Charging Points Secured by Design Design to Lifetime Homes Standards & to Wheelchair Standards Lift Provision To ensure that surface water run off is handled as close to its source as possible i n compliance with policy 4A.14 of the London Plan (February 2008) /if appropriate/ and to ensure the development does not increase the risk of flooding contrary to Policy OE8 of the Hillingdon Unitary Development Plan Saved Policies (September 2007), polices 4A.12 and 4A.13 of the London Plan (February 2008) and PPS25. Before development commences, plans and details of at least 2 electric vehicle charging point(s), serving the development and capable of charging multiple vehicles simultaneously, shall be submitted to and approved in writing by the Local Planning Authority. REASON To encourage sustainable travel and to comply with London Plan Policy 4A.3. The development hereby approved shall incorporate measures to minimise the risk of crime and to meet the specific security needs of the application site and the development. Details of security measures shall be submitted and approved in writing by the Local Planning Authority before development commences. Any security measures to be implemented in compliance with this condition shall reach the standard necessary to achieve the 'Secured by Design' accreditation awarded by the Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of the Association of Chief Police Officers (ACPO). REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure the development provides a safe and secure environment in accordance with policies 4B.1 and 4B.6 of the London Plan. All residential units within the development hereby approved shall be built in accordance with 'Lifetime Homes' Standards. Further 10% of the units hereby approved shall be designed to be fully wheelchair accessible, or easily adaptable for residents who are wheelchair users, and shall include within the design of each wheelchair unit internal storage space for the storage of mobility scooters/wheelchairs and associated chargi ng points as set out in the Council's Supplementary Planning Document 'Hillingdon Desig n and Accessibility Statement: Accessible Hillingdon'. REASON To ensure that sufficient housing stock is provided to meet the needs of disabled and elderly people in accordance with London Plan (February 2008) Policies 3A.5, 3A.13, 3A.17 and 4B.5. Prior to the commencement of the development details of the lift within the eastern bl ock containing 20 units shall be submitted to, and approved in writing by the Local Planning Authority. The lift and lift shaft shall be specified to be suitable for means of escape in the event of a fire and shall service all floors within the block. 24 25 26 27 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC Sound Insulation Scheme Contamination REASON To ensure that the development provides adequate means of escape for disabled persons in accordance with Policies 3A.5, 3A.17 and 4B.5 of the London Plan and the Hillingdon Design and Accessibility Statement - Accessible Hillingdon Development shall not begin until a sound insulation and ventilation scheme for protecting the proposed development from noise from Hayes Football Ground has been submitted to and approved in writing by the Local Planning Authority. The scheme shall meet an acceptable internal noise design criteria of 30-40dBA in accordance with requirement under BS82331999. Thereafter, the scheme shall be implemented and maintained in full compliance with the approved measures. REASON To ensure that the amenity of the occupiers of the proposed development is not adversely affected by noise football ground in accordance with policy OE5 of the Hillingdon Unitary Development Plan. Before any part of this development is commenced a site survey to assess the land contamination levels shall be carried out to the satisfaction of the Council and a remediation scheme for removing or rendering innocuous all contaminates from the site shall be submitted to and approved by the Local Planning Authority. The remediation scheme shall include an assessment of the extent of site contamination and provide in detail the remedial measures to be taken to avoid risk to the occupiers and the buildings when the site is developed. All works which form part of this remediation scheme shall be completed and verification information submitted to, and approved in writing by, the Local Planning Authority before any part of the development is occupied (unless otherwise agreed in writing by the Local Planning Authority). Any imported material, such as soil, shall be tested for contamination levels ther ein to the satisfaction of the Council. REASON To ensure that the occupants and users of the development are not subject to any risks from contamination in accordance with policy OE11 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). 28 29 I52 I53 Compulsory Informative (1) Compulsory Informative (2) 1 2 INFORMATIVES The decision to GRANT planning permission has been taken having regard to all relevant planning legislation, regulations, guidance, circulars and Council policies, includi ng The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Unitary Development Plan Saved Policies (September 2007) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including the London Plan (February 2008) and national Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS I1 I11 I15 Building to Approved Drawing The Construction (Design and Management) Regulations 1994 Control of Environmental Nuisance from Construction Work 3 4 5 guidance. You are advised this permission is based on the dimensions provided on the approved drawings as numbered above. The development hereby approved must be constructed precisely in accordance with the approved drawings. Any deviation from these drawings requires the written consent of the Local Planning Authority. The development hereby approved may be subject to the Construction (Design and Management) Regulations 1994, which govern health and safety through all stages of a construction project. The regulations require clients (ie. those, including developer s, who commision construction projects) to appoint a planning supervisor and principal contractor who are competent and adequately resourced to carry out their health and safety responsibilities. Further information is available from the Health and Safety Executive, Rose Court, 2 Southwark Bridge Road, London, SE1 9HS (telephone 020 7556 2100). BE13 BE14 BE19 BE20 BE21 BE23 BE24 BE38 OE1 OE5 OE8 H4 H5 R4 R5 R17 AM2 AM7 AM9 AM14 AM15 New development must harmonise with the existing street scene. Development of sites in isolation New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Protection of the character and amenities of surrounding properties and the local area Siting of noise-sensitive developments Development likely to result in increased flood risk due to additional surface water run-off - requirement for attenuation measures Mix of housing units Dwellings suitable for large families Proposals that would involve the loss of recreational open space Proposals that involve the loss of sports, leisure, community, religious, cultural or entertainment facilities Use of planning obligations to supplement the provision of recreation, leisure and community facilities Development proposals - assessment of traffic generation, impact on congestion and public transport availability and capacity Consideration of traffic generated by proposed developments. Provision of cycle routes, consideration of cyclists' needs in design of highway improvement schemes, provision of cycle parking facilities New development and car parking standards. Provision of reserved parking spaces for disabled persons Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS I2 I23 I3 I47 Encroachment Works affecting the Public Highway - Vehicle Crossover Building Regulations - Demolition and Building Works Damage to Verge 6 7 8 9 Nuisance from demolition and construction works is subject to control under The Contr ol of Pollution Act 1974, the Clean Air Acts and other related legislation. In partic ular, you should ensure that the following are complied with: - A) Demolition and construction works should only be carried out between the hours of 08.00 hours and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank and Public Holidays. B) All noise generated during such works should be controlled in compliance with Bri tish Standard Code of Practice BS 5228: 1984. C) The elimination of the release of dust or odours that could create a public health nuisance. D) No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit, 3S/02, Civ ic Centre, High Street, Uxbridge, UB8 1UW (Tel.01895 277401) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. You are advised that if any part of the development hereby permitted encroaches by either its roof, walls, eaves, gutters, or foundations, then a new planning applicati on will have to be submitted. This planning permission is not valid for a development that resul ts in any form of encroachment. The development requires the formation of a vehicular crossover, which will be constructed by the Council. This work is also subject to the issuing of a s eparate licence to obstruct or open up the public highway. For further information and advice contact: - Highways Maintenance Operations, 4W/07, Civic Centre, Uxbridge, UB8 1UW. Your attention is drawn to the need to comply with the relevant provisions of the Buil ding Regulations, the Building Acts and other related legislation. These cover such work s as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of serv ices, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council's Building Control Ser vice at least 6 weeks before work starts. A completed application form together with detai led plans must be submitted for approval before any building work is commenced. For further information and advice, contact - Planning & Community Services, Building Contr ol, 3N/01 Civic Centre, Uxbridge (Telephone 01895 250804 / 805 / 808). You are advised that care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS I60 I49 Cranes Secured by Design 10 11 12 3.1 Site and Locality The site is that of the Hayes Social and Sport Club on Church Road in Hayes, which is located in proximity to other sports, community and retail facilities includi ng at Barra Hall Park approximately 380m away)and Hayes Town Centre (approximately 480m away) and Botwell Leisure Centre (approximately 740m away). The site is irregular in shape, consisting of a square area to the west of the ex isting garages serving Chartwell Court on which the Social Club building and bowls green ar e located, and a relatively wide access route from Church road which runs to the south of Chartwell Court and is largely covered with hardstanding with the exception of a sm all landscape strip adjacent Church Road. The existing social club building is a part t wo and part single storey structure which sites tight against the western boundary wi th the rear gardens of nos. 6a and 36 Evergreen Way and has a dominant impact on these properties. Use of the site as a bowl club ceased three years ago when the Bowls Club merged wit h the nearby bowls club on Botwell Lane (adjacent to the Botwell Leisure Centre) to form the Hayes Bowling Club (and now utilise that facility). The current use of t he site as a at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). Given the nature of the proposed development it is possible that a crane may be required during its construction. The applicant's attention is drawn to the requirement wi thin the British Standard Code of Practice for the safe use of Cranes, for crane operators t o consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4, 'Cranes and Other Construction Issues' (avai lable at www.aoa.org.uk/publications/safeguarding.asp) You are encouraged to ensure that all flats and houses provided as part of this development must have a food waste grinder included as standard as part of the kitchen sink unit to allow residents to indirectly recycle their food wastes by gri nding it and washing it down into the waste water system for composting by the relevant water company. The Council has identified the specific security needs of the application site to be: (i) CCTV surveillance of parking along the access road; (ii) Secure design for cycle parking provision; (iii) Defensible space adjacent to ground floor windows (see condition 15); (iv) Appropriate boundary treatments; and (v) All other aspects of buildings/lighting design to comply with Secur ed by Design objectives. You are advised to submit details to overcome the specified security needs in order to comply with condition 25 of this planning permission. 3. CONSIDERATIONS Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS children's day nursery has commenced since this time, although the planning history indicates that planning permission has not been granted for a change of use (D1 - D2). Church road is a residential street with the built form consisting primarily of 2 storey houses generally of pitch roof design, however Chartwell Court is a 3 storey flat ted block directly to the east of the application site and there are some other examples of 3 stor ey buildings in the locality. The area is considered to be suburban in character having reg ard to the predominant built form, the type of road and the significant level of street pl anting and frontage landscaping. To the north of the application site is the Hayes Football Club, which is currently subject to an application for residential redevelopment. To the east and south are residential properties on Evergreen Road and Compton Road, respectively. 3.2 Proposed Scheme The proposal seeks the redevelopment of the site to provide a residential development comprising of 32 units, associated car parking and landscaping. All of the proposed uni ts are to be provided as affordable housing in the form of the either socially rented or intermediate units. The proposed development would be provided in the form of two blocks. The first block (eastern block), located to the west of the Chartwell Court g arages, has a footprint which roughly approximates a cross and would be part 3 and part 4 storeys in height containing 20 units. The fourth floor would be set in by between 1.2m and 8m to reduce its visual bulk. A landscaped amenity deck and two private terraces would be provided on the roof. The second block (western block) would be three storey block in the form of a stagg ered terrace of 8 maisonettes and 4 flats located to the west of the site. This block would principally have a mono-pitched roof, reducing in height towards the west and residential properties on Evergreen Way, and each of the staggered terraces would be approximately 20m long. Each of the maisonettes would have a private garden and the flats would rely on the communal amenity space provision. Car parking, consisting of 36 spaces, is to be provided along the southern edge of the access road and to the front of the proposed blocks. This parking area is indicated to be largely of a home zone design with distinction provided within the hard surfacing materials, although a footpath would be provided along the northern side of the access road. A large proportion of the landscaping and tree the two trees adjacent to Church Road are to be maintained and tree planting and other soft landscaping is to be provided within key locations to soften the appearance of the car parking area. Both of the proposed blocks would have landscaping provided to their frontages and a communal play amenity space, including a Local Area of Play, is proposed to the north of the site. Bicycle and Refuse storage are provided within the built form of the eastern block, with additional facilities located within the central area of the site adjacent to soft l andscaping. 3.3 Relevant Planning History Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS 4. Planning Policies and Standards None. PT1.10 PT1.12 PT1.16 PT1.17 PT1.21 PT1.22 To seek to ensure that development does not adversely affect the amenity and the character of the area. To avoid any unacceptable risk of flooding to new development in areas already liable to flood, or increased severity of flooding elsewhere. To seek to ensure enough of new residential units are designed to wheelchair and mobility standards. To seek to ensure the highest acceptable number of new dwellings are provided in the form of affordable housing. To seek publicly accessible recreational open space in association with proposals for development where appropriate to help reduce deficiencies in recreational open space or to ensure that provision does not fall below accepted standards. To seek the retention of existing recreation open space where there is an identified demand for such a facility or it makes a significant contribution to the visual amenity of the built up area. UDP / LDF Designation and London Plan The following UDP Policies are considered relevant to the application:- Part 1 Policies: 4327/APP/2008/3227 4327/APP/2009/2737 65797/APP/2010/445 Hayes Football Club Church Road Hayes Hayes Football Club Church Road Hayes Hayes Social & Sports Club Church Road Hayes Erection of 282 dwellings, comprising a mixture of 64 one-bedroom, 142 two-bedroom, 49 three- bedroom, 16 four-bedroom and 9 five-bedroom properties, along with a community hall and associated parking, landscaping, open space and new access arrangements. Redevelopment of the site to provide 185 residential dwellings, comprising a mix of housing and flats including 1 studio unit, 22 one-bedroom units, 60 two-bedroom units, 85 three-bedroom units, 15 four- bedroom units and 2 five-bedroom units, with associated amenity space, landscaping, new access road and car parking. Demolition of existing Sports and Social Club and erection of 24 apartments and 8 maisonet tes, with associated landscaping and parking. 21-05-2010 Decision: Decision: Decision: Withdrawn Comment on Relevant Planning History Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS PT1.30 PT1.39 To promote and improve opportunities for everyone in Hillingdon, including in particular women, elderly people, people with disabilities and ethnic minorities. To seek where appropriate planning obligations to achieve benefits to the community related to the scale and type of development proposed. BE13 BE14 BE19 BE20 BE21 BE23 BE24 BE38 OE1 OE5 OE8 H4 H5 R4 R5 R17 AM2 AM7 AM9 AM14 AM15 New development must harmonise with the existing street scene. Development of sites in isolation New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Protection of the character and amenities of surrounding properties and the local area Siting of noise-sensitive developments Development likely to result in increased flood risk due to additional surface water run-off - requirement for attenuation measures Mix of housing units Dwellings suitable for large families Proposals that would involve the loss of recreational open space Proposals that involve the loss of sports, leisure, community, religious, cultural or entertainment facilities Use of planning obligations to supplement the provision of recreation, leisure and community facilities Development proposals - assessment of traffic generation, impact on congestion and public transport availability and capacity Consideration of traffic generated by proposed developments. Provision of cycle routes, consideration of cyclists' needs in design of highway improvement schemes, provision of cycle parking facilities New development and car parking standards. Provision of reserved parking spaces for disabled persons Part 2 Policies: Not applicable 16th June 2010 Advertisement and Site Notice 5. 5.1 Advertisement Expiry Date:- Not applicable 5.2 Site Notice Expiry Date:- Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS 6. Consultations Internal Consultees POLICY The application site is that of an existing Sport and Social Club (Bowls Club). As such the site is considered to have a lawful Use Class of D2 (Assembly and Leisure) and provides 'Outdoor sports provision' in accordance with guidance within PPG17. The change of use of the site to housing is therefore only acceptable subject to fulfil ling the External Consultees The application was advertised as a major development and 280 nearby owner/occupiers were consulted, including the Hayes Town Centre Residents Association and the Townfield Resi dents Association. 8 letters of objection have been received in relation to the scheme raising the following concerns: (i) Inadequate parking for the proposed development and for Chartwell Court; (ii) Traffic Generation; (iii) Highways Safety (Access Point); (iv) Loss of privacy to Chartwell Court; (v) Loss of light; (vi) Loss of views; (vii) Overcrowding and excessive density in the area; (viii) Pressure on local service including Council facilities, schools and GP's; (ix) Increase risks of crime; (x) Construction impacts; (xi) Loss of recreation use; (xii) Loss of nursery; and (xiii) Loss of recycling facility for Chartwell Court. SPORT ENGLAND Sport England raise no objection to the loss of the Bowling Green and other facilities at 143 Church Road, this is on the basis that there could be a capacity enhancement (necessary to cope wi th additional future population) within existing areas of recreational open space. This could be secured via planning obligations, and thereby the impacts arising from future developments would be able to be mitigated. We apply the sports facility calculator and recommend its use in such cases. W e would expect such a procedure to be applied to all housing developments in Hillingdon given the scale and numbers of new housing proposed across the borough. No objection. BAA No objection. NATS No objection. MOD No objection. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS relevant tests contained within PPG17 (including its companion guide) and Policies R 4 and R5 of the Council's Saved Policies UDP. The tests contained within PPG17 and Policies R4 and R5 of the Council's Saved Polic ies UDP will be addressed in more detail by the Case Officer. Main policy issues: (i) whether there are any alternative open land, recreational or leisure uses that the sit e could be utilised for (ii) whether the public open space is surplus to requirements (iii) whether the loss of the existing use would lead to a deficiency of these fac ilities within the local area (3.2km) (iv) whether users of the facility can be satisfactorily accommodated elsewhere in the vicinity. The applicant for the above site has followed Council and Sport England advice by submitti ng a detailed Open Space Assessment, including a local supply and demand analysis, a R4 and R5 Policy Statement and they have carried out a community-wide consultation on the loss of the open space and the loss of the sport/leisure facility. The two detailed reports are considered to demonstrate that no other appropriate uses (which could be feasiblely introduced on the site) and that the loss of the existing facilit y will not lead to a deficiency in the level of open land, recreational or leisure facilities in within the Local Area. The applicant has undertaken a thorough assessment of the provision of public open space in the study catchment area. The applicant concludes that the provision of open and recreation space in the catchment area is surplus to requirements. Paragraph 10 of PPG17 says that it should be demonstrated that developers have consulted the community and that their proposals are widely supported by that community. The applicant has undertaken an independent public consultation on the loss of the open space and sport/leisure facility in accordance with guidance contained within the PPG17 Compani on Guide. The outcome of this consultation is considered to demonstrate that the loss of t he open space and sport/lesiure facility is not a contentious issue with the community i n the local area. As such, the local community did not raise a significant objection to the proposal on thes e grounds. The information also confirms that the former users of the facility (Hayes S ocial and Sports Club) have amalgamated with Hayes Bowling Club in Botwell Lane, which provides alternative Bowling Green and club facilities in the locality (approximately 480m from the application site). Conclusion: On the basis of the information submitted (in particular the Open Space Assessment, R4 and R5 Policy Statement and the Sport England letter (attached)), it is considered that t he proposal satisfies the relevant policy tests in relation to the loss of an open space and sport /leisure facility. Accordingly, no objection is raised to the principle of the development in this case. However, the case officer would also need to be satisfied that the proposal accords with all other r elevant provisions within the development plan, including meeting the recreational open space needs of future residents. HIGHWAYS The proposed housing is all in the affordable category and in order to represent a robust assessment the trip generation from the TRICS database is based on normal unrestricted privately owned housing. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS The traffic generated by the development is not considered to be significant to warrant any off site highway mitigation works. No objections are raised on highway grounds. URBAN DESIGN The application site is situated along Church Road, in a predominantly residential area. T he scheme proposes the demolition of the existing Sports and Social Club, and the development of the site for residential use. The application site abuts the Hayes Football ground to the nort h, low rise residential development in Evergreen Way to the west and Compton Road to the south, and an existing flatted development at the adjacent Chartwell Court which fronts Church Road to the east. The site is situated approximately 100 meters south of the Hayes Village Conservation Area. The principal layout consists of three storey terraces with rear gardens along the western boundary. The terraces have been staggered slightly in order to reduce the bulk, scale and massing. Communal green spaces separate the terraces from the flatted block which i s situated in the north east part of the site, next to the existing garages belonging to the adjacent Chartwell Court. Access to the site is through the existing access point from Church Road. Smaller amenity areas have been provided to the front of the flatted block, whilst a local area of play has been integrated in the green zone between the two major built elements, in accordance with pre- application advice. The scheme benefits from proposed additional planting along the access dri ve, as well as in front of the two new built elements. The vegetation is considered an i mportant tool to enhance the spatial experience as one accesses the site from Church Road. Furthermore, it al so creates a stronger sense of place, as well as an appropriate setting for the new developm ent. The building design benefits from a plain contemporary approach, with a strong influence of g lazed elements, which creates a light, transparent character, which assists in reduci ng the scale and massing. The scheme has been carefully considered in relation to the existing built c ontext in terms of layout, position, height and scale, resulting in a redesign of the initial schem e. From an urban design point of view, the final submission is considered to fully overcome previous issues relating to layout, scale, height, massing, built character, design and quality of the open spac es. TREES & LANDSCAPE The submitted Arboricultural Implications Assessment and Arboricultural Method St atement set out an assessment of existing trees on site and proposals for tree retentions and removals. There is no reason to disagree with the conclusion and recommendations of these reports and the tree removal, retention and replacement proposals are considered acceptable. The amended site layout (Revision D) addresses previous concerns relating to the feasibi lity of certain aspects of the proposed landscaping. No objection is raised to the proposed layout, subject to conditions TL1, TL2, TL3, TL5, TL6 and TL7. ACCESS OFFICER No objection subject to conditions to secure the implementation of the disabled units, implementation of Lifetime Homes standards and to ensure that the lift services all floor within the eastern block. SUSTAINABILITY OFFICER Ecology: No objections to the proposals as submitted. Energy: No objections to the proposals as submitted. Code for Sustainable Homes: The applicant has confirmed that the units will be built t o Code Level 3. This will require a design stage certificate as well as a completion c ertificate. Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS WASTE STRATEGY The 8 proposed maisonettes could be appropriately serviced by individual refuse/recycling s torage within their curtilage. For the proposed 24 flats it is recommended that a minimum of six 1100 litre eurobins be provided to provide for the storage of waste and recycling. ENVIRONMENTAL PROTECTION UNIT - CONTAMINATION There are no recorded former potentially contaminating land uses at the site. However, c onsidering a residential development which includes houses with gardens is being proposed the development is vulnerable to contamination. Based on the advice of PPS23, EPU advise that a contaminated land condition be attached to any permission that may be given. ENVIRONMENTAL PROTECTION UNIT - NOISE As the proposed development is sited within predominant resident area road traffic noise is unlikely to be an issue of consideration due to possibility of noise levels falling with below NEC A in accordance of PPG 24. However concerns exist in respect of noise from Hayes footbal l ground adjacent the proposed development. A condition should be imposed to ensure a sound mitigation scheme is submitted and implemented. ENVIRONMENTAL PROTECTION UNIT - AIR QUALITY Air Quality The proposed development is within the declared AQMA however, based on monitoring data from 800 metres away, it is in an area which is currently not exceeding the European Union l imit value for annual mean nitrogen dioxide. The draft air quality assessment only looked at the i mpact on the new development at six receptor locations based on ADMS-Roads v.2.3 dispersion modelli ng for 2012, using projected traffic data for 2012. The report suggest that the new development will generate fewer vehicle movements than the previous use (not permitted uses based on Transport Statement), without being specific about the reasons, and therefore the assessment of the impact of the development on surrounding receptors was not considered. It also appears the cumulative