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Pentavia Retail Park, Mill Hill in the London Borough of Barnet

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Pentavia Retail Park, Mill Hill in the London Borough of Barnet representation hearing report GLA/3756a/03 25 July 2019 Pentavia Retail Park, Mill Hill in the London Borough of Barnet planning application no. 17/8102/FUL Planning application Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 (“the Order”) and Town and Country Planning (Environmental Impact Assessment) Regulations 2017. The proposal Redevelopment of site including the demolition of all existing buildings and construction of 844 residential units, 885 sq.m. of ancillary residential floorspace; 1,028 sq.m. of non-residential floorspace (in Class A1, A3, A4 and D1 use), within buildings ranging in height from 4 to 16 storeys, together with the provision of a new pedestrian accesses off Bunns Lane, open space, landscaping, car parking, acoustic mitigation and highway/pedestrian improvements. The applicant The applicant is Meadow Residential and the architect is AFK Recommendation summary The Mayor, acting as Local Planning Authority for the purpose of determining this application; i. grants conditional planning permission in respect of application 17/8102/FUL for the reasons set out in the reasons for approval section below, and subject to the prior completion of a section 106 legal agreement; ii. delegates authority to the Chief Planner to issue the planning permission and attach, add, delete or vary, the final detailed wording of the conditions and informatives as required, and authority to negotiate, agree the final wording, and sign and execute, the section 106 legal agreement; iii. delegates authority to the Chief Planner to agree any variations to the proposed heads of terms for the section 106 legal agreement; iv. delegates authority to the Chief Planner to refuse planning permission, if by 25 October 2019, the section 106 legal agreement has not been completed; page 1 v. notes that approval of details pursuant to conditions imposed on the planning permission will be submitted to, and determined by Barnet Council; vi. notes that Barnet Council will be responsible for the enforcement of the conditions attached to the planning permission; Subject to referral to the Secretary of State for Housing, Communities and Local Government under The Town and Country Planning (Consultation) (England) Direction 2009. page 2 Drawing numbers and documents Proposed drawings (17 May 2019 Addendum) Site plans A_44032_MH - A01-00-01 - LOCATION PLAN A_44032_MH - A01-00-03 - SITE PLAN Ground Floor A_44032_MH - A01-00-04 - SITE PLAN Lower Ground Floor A_44032_MH - A10-00-01 - GA_LEVEL 00_OVERALL PLAN A_44032_MH - A10-01-01 - GA_LEVEL 01_OVERALL PLAN A_44032_MH - A10-02-01 - GA_LEVEL 02_OVERALL PLAN A_44032_MH - A10-03-01 - GA_LEVEL 03_OVERALL PLAN A_44032_MH - A10-04-01 - GA_LEVEL 04_OVERALL PLAN A_44032_MH - A10-05-01 - GA_LEVEL 05_OVERALL PLAN A_44032_MH - A10-06-01 - GA_LEVEL 06_OVERALL PLAN A_44032_MH - A10-07-01 - GA_LEVEL 07_OVERALL PLAN A_44032_MH - A10-08-01 - GA_LEVEL 08_OVERALL PLAN A_44032_MH - A10-09-01 - GA_LEVEL 09_OVERALL PLAN A_44032_MH - A10-10-01 - GA_LEVEL 10_OVERALL PLAN A_44032_MH - A10-11-01 - GA_LEVEL 11_OVERALL PLAN A_44032_MH - A10-12-01 - GA_LEVEL 12_OVERALL PLAN A_44032_MH - A10-13-01 - GA_LEVEL 13-14_OVERALL A_44032_MH - A10-15-01 - GA_LEVEL PLAN ROOF_OVERALL PLAN A_44032_MH - A10-LG-01 - GA_LEVEL LG_OVERALL PLAN A_44032_MH - A11-00-01 - LEVEL 00_SHEET 01 A_44032_MH - A11-00-02 - LEVEL 00_SHEET 02 A_44032_MH - A11-00-03 - LEVEL 00_SHEET 03 A_44032_MH - A11-00-04 - LEVEL 00_SHEET 04 A_44032_MH - A11-00-05 - LEVEL 00_SHEET 05 A_44032_MH - A11-00-06 - LEVEL 00_SHEET 06 A_44032_MH - A11-00-07 - LEVEL 00_SHEET 07 A_44032_MH - A11-00-08 - LEVEL 00_SHEET 08 A_44032_MH - A11-03-01 - LEVEL 03_SHEET 01 A_44032_MH - A11-03-02 - LEVEL 03_SHEET 02 A_44032_MH - A11-03-03 - LEVEL 03_SHEET 03 A_44032_MH - A11-03-04 - LEVEL 03_SHEET 04 A_44032_MH - A11-03-05 - LEVEL 03_SHEET 05 A_44032_MH - A11-03-06 - LEVEL 03_SHEET 06 A_44032_MH - A11-03-07 - LEVEL 03_SHEET 07 A_44032_MH - A11-03-08 - LEVEL 03_SHEET 08 Proposed Sections (17 May 2019 Addendum) A_44032_MH - A25-10-01 - SECTION AA BB CC A_44032_MH - A25-10-01 - SECTION DD A_44032_MH - A25-10-02 - SECTION EE - southern entrance A_44032_MH - A25-10-03 - SECTION FF - through Block R page 3 A_44032_MH - A25-10-04 - SECTION GG A_44032_MH - A25-10-05 - SECTION HH A_44032_MH - A25-10-06 - SECTION II Proposed Elevations (17 May 2019 Addendum) A_44032_MH - A20-00-01 - OVERALL A_44032_MH - A20-00-02 - OVERALL ELEVATIONS_OUTWARDS ELEVATIONS_INWARDS Supporting documents (May 2019) A_44032_MH - A00-00-05 - Unit types Housing Delivery Statement Addendum (Version 14) A_44032_MH - A00-00-04 - Accommodation schedule Internal Daylight Addendum Statement of architectural changes Energy Statement Addendum A_44032_MH – A01-00-09 – Tenure mix typical level Overheating Assessment Pentavia Mill Hill – Phasing Plan Transport Assessment Addendum Pentavia Mill Hill – Strategic Phasing Programme AFK drawing - GA_LEVEL ROOF_Distance to motorways Supporting documents (29 March 2019) Mill Hill DAS_Landscape Chapter_Play (update 29 March) ES – Socio Economics Chapter (Update 29 March) Supporting documents (25 March 2019) Planning Statement Daylight, Sunlight and Overshadowing Assessment Design and Access Statement Solar Glare Assessment Environmental Statement – Non-technical summary and Flood Risk Assessment (including Drainage Strategy) Volumes 1 and 2 Sustainability Statement Ground Investigations Report Energy Statement Heritage Statement Outline Waste Management Strategy Archaeological Desk Based Assessment Utilities Assessment Statement of Community Involvement Arboricultral Statement Visibility and Light Pollution Study Management Strategy Planning application form and cover letter page 4 Introduction 1 Having assumed authority to determine this planning application, this report sets out the matters that the Mayor must consider in forming a view over whether to grant or refuse planning permission and to guide his decision making at the upcoming representation hearing. This report includes a recommendation from GLA officers, as set out below. Officer recommendation - reasons for approval 2 The Mayor, acting as the local planning authority, has considered the particular circumstances of this application against national, strategic and local planning policy, relevant supplementary planning guidance and all material planning considerations. He has also had regard to Barnet Council’s committee report dated 25 July 2018 (as updated by Barnet Council’s supplementary addendum), the draft decision notice setting out three reasons for refusal and all consultation responses and representations made on the case both to Barnet Council and the GLA. The below reasons set out why this application is acceptable in planning policy terms: i. The comprehensive redevelopment of this under-utilised out of town retail park site to provide a high density residential-led mixed use redevelopment, including appropriate levels of commercial and community use, strongly accords with London Plan Policy 3.3, 2.15, 4.7 and Policies H1, SD6, SD7 and SD8 of the draft London Plan, Barnet Local Plan Policies CS3, CS4, CS6, DM11, DM14, as well as the land use and development objectives set out in the Pentavia Retail Park Planning Brief (2016). ii. The scheme would provide 844 residential units, of which 345 would be affordable (41%). This would include a policy compliant tenure split between low cost rent and intermediate housing, with London Affordable Rent, Discount Market Rent, London Living Rent and London Shared Ownership units proposed alongside market sale and Build to Rent units. The proposed affordable housing offer meets the requirements of the Mayor’s Affordable Housing & Viability SPG and draft London Plan and is therefore eligible for the ‘Fast Track Route’. An early implementation viability review mechanism will be triggered, should an agreed level of progress not be made within 2 year of planning permission being granted. A ‘with grant scenario’ is secured in the Section 106 which would increases the level of overall affordable housing to 45% by unit and habitable room should grant be made available through the provision of additional intermediate units. The affordability levels comply with the London Plan and would be secured in perpetuity. The proposed Build to Rent units would be appropriately secured by way of a 15 year covenant, with necessary requirements in relation to clawback, tenancies and unified ownership and management secured. The housing proposed is of an acceptable quality, and of an appropriate density and mix for the location, taking into account the characteristics of the site. The scheme would therefore make a significant contribution towards housing and affordable housing delivery targets and meeting local and strategic housing need, both for both market and affordable housing. On this basis, the application accords with London Plan Policies 3.3, 3.4, 3.5, 3.8, 3.9, 3.11 and 3.12; the Mayor’s Housing SPG (2016) and the Mayor’s Affordable Housing & Viability SPG (2017); draft London Plan Policies GG4, D4, , D6, H1, H5, H6, H7, Barnet Local Plan Policies CS4, DM08, DM10 and the Pentavia Retail Park Planning Brief (2016). iii. The application proposes tall buildings outside of the ‘strategic locations’ listed in Policy CS5 and DM05 of the Barnet Local Plan as being potentially suitable for tall buildings and in a location where the above policies state that tall buildings will not be supported. The proposed development
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