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Land Adjacent to Walthamstow Central Station Hoe Street, Walthamstow

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Land Adjacent to Walthamstow Central Station Hoe Street, Walthamstow planning report PDU/2637/02 23 March 2011 Land adjacent to Walthamstow Central Station Hoe Street, Walthamstow in the London Borough of Waltham Forest planning application no. 2010/1047 Strategic planning application stage II referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal A mixed use development comprising 69 residential units, 99 room hotel, 472 sq.m. retail and 39 sqm. taxi office, 42 sq.m. of community/retail, 16 disabled parking spaces, pedestrian access to Edison Close with associated amenity space, access, landscaping and boundary treatment. The applicant The applicant is Solum Regeneration, and the architect is Rolfe Judd. Strategic issues The regeneration of this important town centre site is supported in principle and amendments have been made to the design of the hotel element of the scheme, further details on design quality have also been provided and the level of wheelchair accessible hotel rooms have been increased. Further information and justification has been provided regarding the energy strategy and further information and commitments have been provided regarding transport and housing. The proposal is now in line with London Plan policy. The Council’s decision In this instance Waltham Forest Council has resolved to grant permission. Recommendation That Waltham Forest Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. Context 1 On 27 September 2010 the Mayor of London received documents from Waltham Forest Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. This was referred to the Mayor under Category 1C of the Schedule page 1 to the Order 2008: “Development which comprises or includes the erection of a building of more than 30 metres high outside the City of London.’ 2 On 22 December 2010 the Mayor considered planning report PDU/2637/01, and subsequently advised Waltham Forest Council that the application did not comply with the London Plan, for the reasons set out in paragraph 99 of the above-mentioned report; but that the possible remedies set out in paragraph 101 of that report could address these deficiencies. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, the application has been revised in response to the Mayor’s concerns (see below). On 20 January 2011 Waltham Forest Council decided that it was minded to grant planning permission for the revised application, and on 15 March 2011 it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct Council under Article 6 to refuse the application or issue a direction to Waltham Forest Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application and any connected application. The Mayor has until 28 March 2011 to notify the Council of his decision and to issue any direction. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 has been taken into account in the consideration of this case. 5 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 6 At the consultation stage Waltham Forest Council was advised the application did not comply with the London Plan, for the reasons set out in paragraph 99 of the above-mentioned report; but that the possible remedies set out in paragraph 101 of that report could address these deficiencies: Residential: a viability assessment should be provided Child playspace: the size of the on-site playspace should be confirmed and an assessment of local play facilities provided. Design: the elevational treatment of the hotel building needs further refinement and assurances are needed regarding the design quality of the scheme as a whole. Access: the arrangements for taxi drop-off and pick up for disabled people using the station and hotel should be confirmed. The gradient between the main road and station entrance should be confirmed. Network Rail is strongly encouraged to address the access issues with the station as part of the wider works. 10% of market units and 10% of affordable units should be wheelchair accessible. The level of wheelchair accessible hotel bedrooms should be increased to 10%. Noise: the Council should ensure that adequate conditions covering noise attenuation are secured. Transport: the car parking management plan, the pedestrian link to Queen’s Road Station, pedestrian improvements to Hoe Street, cycle parking and travels should be secured by condition, section 106 or 278 agreement. Climate change mitigation: Modelling against 2010 building regulations should be provided and commitments to further energy efficiency measures are required. Further justification is needed regarding the phasing/technical difficulties of installing a larger single CHP plant. Further information on the passive design measures planned to avoid the need for comfort cooling should be provided. page 2 Climate change adaptation: the applicant should further investigate rainwater harvesting and grey water recycling. Residential 7 69 residential units are proposed of which 35 are affordable and 34 are private units. As such 51% of residential units are affordable and these units are split 57% social rent to 43% intermediate. The unit split is set out in the table below: Unit Size Private Social rented Intermediate 1 bed 6 4 4 2 bed 28 6 9 3 bed 7 2 4 bed 3 Total 34 20 15 8 50% of social rented units are 3 bed plus and this is acceptable. A viability assessment has been submitted and assessed by GLA officers and this confirms that the maximum reasonable amount of affordable housing is provided. The HCA has confirmed that it will be providing funding for this scheme. The level of affordable housing is secured within the section 106 agreement. As such the proposal now complies with the London Plan in this regard. Child playspace 9 At Stage I the applicant was requested to provide a unit schedule in order for the child yield and the resulting level of child playspace that should be provided to be calculated, to confirm the size of the playspace provided on-site and to set out play facilities that are located near to the development site which would be suitable for older children. 10 The child yield for the development calculated using the methodology set out in the Mayor’s supplementary planning guidance ‘Providing for Children and Young People’s Play and Informal Recreation’ is 38. As such 380 sq.m. of child playspace should be provided. The amenity deck to the rear of block B is 1,100 sq.m. and includes a play area of 130 sq.m. Since Stage I an additional amenity area has been included on the roof of block, A which is 324 sq.m. including a 70 sq.m. play area. As such 200 sq.m. of formal playspace has been provided. The level of formal playspace in the development falls short of the guidance set out in the SPG although additional amenity space is provided. An assessment of playspace in close proximity to the development has also been submitted which sets out that Walthamstow Town Square and gardens (320m from the site) includes a children’s playground, Vestry Road playground (640m from the site) contains a multi-use games area and Wingfield Park (800m from the site) contains facilities for under 7’s and under 12’s. As such, given the town centre nature of the site and the other play opportunities locally the level of playspace in the development is acceptable in this instance. Design 11 The Stage I report set out the following on design: ‘The principle of the development is generally supported, as the new urban station quarter development would help establish good links to the railway station and to the nearby public transport interchange, creating a gateway to the town centre. The rationale of introducing a variety of uses to promote different ground level activities throughout different times of the day is strongly supported. However, there still remain issues relating to the elevational treatment of the hotel building and the overall design quality of the scheme. Further information is also needed on play space provision on and off-site.’ page 3 12 Since Stage I additional glazing has been added to the hotel building and samples of materials have been provided. As such officers are now satisfied that the design is of sufficient quality and the development is now acceptable in this regard. Play space has been dealt with above. Access 13 In the Stage I report the applicant was asked to confirm the arrangements for taxi drop off and pick up for disabled people using the station and the hotel, to confirm the gradient between the main road and the station entrance and how level access to all the entrances has been ensured and to increase the level of wheelchair accessible hotel rooms above 5%. 14 Since Stage I the arrangements for taxi drop off and pick up have been confirmed and are acceptable.
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