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Of the Brent Cross Cricklewood

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Of the Brent Cross Cricklewood LOCATION: Brent Cross Cricklewood Regeneration Area, London, NW4 REFERENCE: 17/2963/RMA Received: 08 May 2017 Accepted: 19 May 2017 WARD: Golders Green, West Hendon and Expiry: 19 August 2017 Childs Hill. APPLICANT: Brent Cross Development Partners PROPOSAL: Reserved Matters Application for Phase 1B (North) of the Brent Cross Cricklewood Regeneration scheme relating to Layout, Scale, Appearance, Access and Landscaping submitted pursuant to Conditions 1.2.2.A and 2.1 and for the part discharge of Condition 13.1 attached to Planning Permission ref no. F/04687/13 for the comprehensive mixed-use redevelopment of the Brent Cross Cricklewood Regeneration Area. The proposal comprises retail led mixed use development which includes a replacement Brent Cross Bus Station, 52 residential units, new hotel, new energy centre, Eastern and Western Brent Riverside Park (including a Nature Park) and improvements to Sturgess Park. Application is accompanied by an Environmental Statement Further Information Report. 1 APPLICATION SUMMARY The application is a Reserved Matters Application (RMA) for detailed design of Phase 1B (North) of the Brent Cross Cricklewood (BXC) regeneration scheme. Phase 1B (North) presents a substantial sub-phase of the BXC regeneration scheme and covers the majority of development plots within the northern regeneration part of the area around the site of the existing Brent Cross Shopping Centre. The principle of development has been established under the Section 73 planning permission which was approved in 2014 and as such the RMA for Phase 1B (North) seeks approval for the layout, scale, access, appearance and landscaping of the development plots within this sub-phase. The scheme proposes 82,325sqm of retail floorspace arranged over the central development plots within the development zone. An energy centre is proposed onsite which will serve the development within the sub-Phase. A replacement bus station is proposed, which will be operated by TfL. No additional car parking spaces are proposed, instead the proposal seeks to reconfigure the existing level within three multi storey car parks. A new service and delivery loading yard is proposed at basement level underneath the new centre. A new hotel is also proposed and a 52 dwelling residential block. A riverside walkway is proposed and will provide an upper and lower landscaped walkway along the re-routed River Brent. Public open space is proposed at the threshold entrances of the new shopping centre, along with a nature park and improvements to the existing Sturgess Park. The application is accompanied by an Environmental Statement Further Information Report (ES FIR) which has assessed the proposal against a range of topics to show how the proposal is in compliance with the environmental assessment conclusions of the 2014 section 73 outline permission, subject to mitigation. Mitigation measures were identified for various topics and these have been incorporated into conditions recommended in this report. 2 RECOMMENDATION This application is recommended for APPROVAL subject to the conditions attached in Appendix 1. 3 BACKGROUND TO THE BRENT CROSS REGENERATION 3.1 Outline Planning Consent The principle of development at Brent Cross Cricklewood (BXC) was first established by way of a site-specific Development Framework produced in April 2004 as Supplementary Planning Guidance (SPG) in accordance with the London Plan at the time. The SPG established a vision to ‘to create a new gateway for London and a vibrant urban area for Barnet’. The comprehensive redevelopment of the wider Brent Cross Cricklewood regeneration area was subsequently granted planning permission in outline in 2010 under planning permission C/17559/08 (the 2010 permission). Subsequently, this permission was revised under a Section 73 planning application (F/04687/13) which was approved on 23 July 2014 (the ‘2014 s.73 Consent’) described below: “Section 73 Planning application to develop land without complying with the conditions attached to Planning Permission Ref C/17559/08, granted on 28 October 2010 ('the 2010 Permission'), for development as described below: Comprehensive mixed use redevelopment of the Brent Cross Cricklewood Regeneration Area comprising residential uses (Use Class C2, C3 and student/special needs/sheltered housing), a full range of town centre uses including Use Classes A1 - A5, offices, industrial and other business uses within Use Classes B1 - B8, leisure uses, rail based freight facilities, waste handling facility and treatment technology, petrol filling station, hotel and conference facilities, community, health and education facilities, private hospital, open space and public realm, landscaping and recreation facilities, new rail and bus stations, vehicular and pedestrian bridges, underground and multi storey parking, works to the River Brent and Clitterhouse Stream and associated infrastructure, demolition and alterations of existing building structures, CHP/CCHP, relocated electricity substation, free standing or building mounted wind turbines, alterations to existing railway including Cricklewood railway track and station and Brent Cross London Underground station, creation of new strategic accesses and internal road layout, at grade or underground conveyor from waste handling facility to CHP/CCHP, infrastructure and associated facilities together with any required temporary works or structures and associated utilities/services required by the Development (Outline Application).” The 2014 s.73 outline permission includes a set of approved documents. The key documents include: The revised Development Specification Framework (RDSF) which sets out the parameters of the development The revised Design and Access Statement (RDAS) which provides guiding principles on development design Transport Assessment which is a report outlining the relevant transport requirements and parameters The revised Environmental Statement which provides an assessment of environmental impacts of the 2014 consent and provides baseline conditions which future EIA development should be assessed against. 3.2 Phasing of the BXC Regeneration Scheme The Brent Cross Cricklewood development site as approved by application F/04687/13 covers a 151 hectare area. This area is bounded by the Edgware Road (A5) and the Midland Mainline railway line to the west and by the A41 to the east. The area is bisected east to west by the A406 North Circular Road. The site is adjacent to Junction 1 of the M1 (Staples Corner) and includes the existing Brent Cross Shopping Centre and Bus Station to the north of the A406. The 2014 s.73 Consent is a multi-phase scheme for delivery over a period of 16 years. Phase 1 is proposed to be delivered in sub phases which are divided between the northern and southern development zones of BXC. For Phase 1, the northern development zone which lies north of the A406 is being delivered by Hammerson Standard Life and the southern development zone which lies to the area south of the A406 is being delivered by the Council in partnership with Argent Related. The Phase 1 sub phases are as follows: Phase 1A (North) which falls under eight separate approved RMAs includes highways infrastructure, junction improvements, the River Brent re-routeing and the new Tempelhof Bridge and Living Bridge. Details of the approved RMAs are included within Appendix 2. The following Highways Infrastructure: Claremont Avenue; Claremont Road Junction North; High Street South (East Works); Orchard Lane; and, the following Open Space Infrastructure: Claremont Park Improvements; Clitterhouse Playing Fields Improvements (Part 1) fall, at the time of writing, under Phase 1A (North). However these items of infrastructure were re-phased via condition 4.2 (16/7489/CON) and these items of critical infrastructure have been re-phased to Phase 1B (South). This change in phasing has been subject to consideration at committee and has been recommended for approval subject to the completion of a deed of Variation to the Section 106 Agreement (the second Deed of Variation). Phase 1A (South) comprises the delivery of Claremont Park Road (Part 1) to support Phase 1 of the Southern Development. This phase also currently includes the Waste Handling Facility Diverted Geron Way/A5 junction which is the subject of a re-phasing application (17/3661/CON) to create the new sub-phase to deliver the Thameslink Station and is proposed to be moved to Phase 2 (South) (Thameslink Station). Phase 1B (North), the subject of this application, and which includes all of the plot development on the north side with the exception of the residential development within the Brent Cross West Zone. The sub phase also includes the new bus station, reconfigured shopping centre, Brent Cross Main Square, High Street North and other northern pedestrian routes, as well as elements of the Riverside Park, Sturgess Park Improvements and around 52 housing units. Phase 1B (South) includes the Clarefield Park Temporary Replacement Open Space, along with the Claremont Park Improvements and Clitterhouse Playing Fields (Part 1). It also includes residential floorspace (circa 260 units including the Whitefield Estate Replacement Units (Part 2) on Plot 12). This sub-phase will also deliver a number of highway infrastructure items including Claremont Avenue, Claremont Road Junction (North), High Street South (East Works) and Orchard Lane. This phase also currently includes the Waste Handling Facility which is the subject of the re-phasing application to create the new Thameslink
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