DRAFT Statement of Common Ground

223 Streatham Road and 1 Ridge Road, London LPA Ref: 16/P4324 PINS Ref: TBC

DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

Contents

1. Introduction 1

2. Site Description 3

3. Planning History 6

4. Consultation 8

5. Appeal Proposals 9

6. Reason for Refusal 13

7. Planning Policy 17

8. The Agreed Principles 23

9. Planning Obligations 38

10. Planning Conditions 39

11. Declaration 41

Appendices

1. Officers Report to Planning Application Committee dated 9th February 2017

2. Planning Application Committee Supplementary Agenda

3. Decision Notice dated 13th February 2017

4. Site Location Plan

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 1 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

5. List of Drawings for Approval

6. List of Core Documents

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 2 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

1. Introduction

1.1. This Draft Statement of Common Ground is written in relation to an appeal that has been lodged in relation to redevelopment proposals for the site at 223 Streatham Road and 1 Ridge Road in Mitcham. It sets out matters which are agreed by the Appellant, Casa Bella Developments Ltd, and the London Borough of Merton (LBM). The appeal reference is: [TBC]

1.2. The application was submitted in November 2016. The description of development is as follows:

“Demolition of all buildings and redevelopment of the site to provide 36 residential units (C3 Use Class) within a residential block of 2, 3, and 4 storeys with a 5th storey set back and 246sq.m of non-residential floor space on ground floor for use within classes A1 (retail) and/or B1 (business) and/or D2 (assembly & leisure) together with associated access, car and cycle parking, landscaping and associated works.”

1.3. The planning application was assigned Council Reference: 16/P4324. A Planning Performance Agreement (PPA) was agreed between the Appellant and the Council on 3rd November 2016 to provide a clear basis and programme for the determination, and the application was made valid on 9th November 2017. This followed pre-application discussions over a five month period which commenced in June 2016.

1.4. The Council Officers reported the application to Planning Applications Committee on 9th February 2017 with the following recommendation: “Grant planning permission subject to s106 agreement and the following conditions.”

1.5. A copy of the Officers Report is provided at Appendix 1. The s106 heads of terms and conditions listed in the report, and supplementary report Appendix 2 had been discussed and agreed between Council Officers and the Appellant prior to the Planning Applications Committee meeting.

1.6. At the Planning Applications Committee meeting, Members resolved to refuse planning permission for one reason, which is set out on the Decision Notice dated 13th February 2017. This is repeated below: Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 1 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

“The proposals, by reason of size, siting, massing and bulk would be overly dominant and visually intrusive to the detriment of the outlook of neighbouring occupiers and the visual amenities of the Caithness Road, Ridge Road and Streatham Road streetscenes and would be contrary to policy 7.6 of the London Plan (2015), policy CS14 of the Merton Local Development Framework (2011) and policy DM.D2 of the Merton Sites and Policies Plan (2014).”

1.7. A copy of the Decision Notice is provided at Appendix 3.

2. Site Description

THE SITE

2.1. The appeal site is located within the London Borough of Merton, at 223 Streatham Road and 1 Ridge Road. It is a corner plot with three street frontages. The site has a frontage onto Caithness Road to the south, Streatham Road to the west and Ridge Road to the north. The site has an area of 0.15ha.

2.2. The land comprises predominantly hardstanding, but there are also a series of one to two storey buildings (423 sqm) which are vacant. It was used as a coach depot by Mitcham Belle Coaches and associated MOT garage (Sui Generis Use Class), who have now moved to an industrial estate 400m from the site. The large areas of hardstanding were used for coach parking. The site is enclosed by a brick wall, albeit the Streatham Road frontage is relatively open. The site currently has two points of vehicle access, these being from Streatham Road and Ridge Road.

2.3. A site location plan is attached as Appendix 4, and an aerial photo is provided below.

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 3 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

2.4. The site has frontage onto Ridge Road to the north, Streatham Road to the west, and Caithness Road to the south, although the majority of both the Ridge Road and Caithness Road frontages are bound by a red brick wall. To the rear (to the west), an accessway provides a separation between the subject site and 2 Caithness Road. Overall the site currently provides no activity along its street frontages.

2.5. The buildings on the site are unattractive, of a poor quality and they present a poor quality and inactive frontage onto the three streets. None of the buildings on the site are listed, and the site is not located in a conservation area, or near one. There are no statutory or locally listed building nearby.

2.6. According to the Council’s adopted Proposals Map (2014), the site is not subject to any policy designations. The Environment Agency’s Flood Map for Planning (Rivers and Sea) confirms that the site is located in Flood Zone 1, an area at the lowest risk of flooding.

THE SURROUNDING AREA

2.7. The area is characterised by varied development in terms of use, architectural style and scale. The area is mixed, with uses comprising shops, takeaways, cafes, auto-repairs, offices and residential premises. Caithness Road and Ridge Road are primarily characterised by residential development.

2.8. Streatham Road, in the immediate vicinity of the application site, is primarily characterised by shops at ground floor with residential above; it is noted that the shops in this area form a designated neighbourhood parade. The road is c.17.5m wide (from the edge of the site boundary to the fencing on the other side of the road).

2.9. The northeast corner of the site, on Ridge Road, is adjoined by a two storey (plus additional pitched roof) semi-detached dwelling. Beyond Ridge Road to the north the character is more open as there is a railway track/bridge which is a designated green corridor and site of importance for nature conservation (SINC). The streetscape in this area along Streatham Road is of poor quality as there is an extensive length of blank / inactive frontage and the road also drops in level beneath the railway bridge. There are coach parking bays located here Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 4 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

associated with the former coach depot use. The Council has resolved to grant planning permission (ref: 16/P3598) for the redevelopment of 225-231 Streatham Road on the other side of the bridge for a mixed use redevelopment providing retail use at ground floor, with 25 residential units above in a five storey building.

2.10. The southeast boundary of the site is bordered by a 3.5m wide vehicle access, beyond which is a two storey (plus additional pitched roof) end terrace dwelling fronting Caithness Road. Caithness Road comprises two storey terraced housing, many of which have been extended to include accommodation in the roof.

2.11. To the west (across Streatham Road), there is a 3 storey (plus additional pitched roofs) block of flats which turns its back on the streetscene. The streetscape in this area along Streatham Road is of poor quality as there is an extensive length of fencing which forms the boundary of the demise of the flatted blocks.

2.12. The site is located within close proximity to a number of retail and commercial units along Streatham Road including a number of high street food retailers as well as a post office, barbers, cafes and a range of convenience stores. Furthermore the transport links available in the area provide good access to other centres in the borough and beyond.

2.13. The site is located in close proximity to bus routes, with a bus stop located directly opposite the site. There are several bus routes available from bus stops (44, 57, 77, 333, 127, 201, 264, 270, 280, 333, 355, N44) within 800m of the site, providing direct services to Victoria, Raynes Park, Wimbledon, Waterloo, Vauxhall, Clapham, Brixton, Kennington, Elephant and Castle, Morden, Croydon. The site is also a 10 minute walk from Tooting railway station, and a 12 minute bus trip from Tooting Broadway (Northern line) underground station. These provide direct services to London Blackfriars, City Thameslink, Farringdon, London St Pancras International, London Bridge, Elephant & Castle, St Albans, Sutton, Wimbledon and Luton.

2.14. Streatham Road (A216) is a wide thoroughfare passing north to south linking Streatham with

Mitcham.

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 5 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

3. Planning History

3.1. Whilst there have been a number of applications relating to the site (as listed below), none of these are considered to be material to the determination of this appeal.

Application Description / Decision Ref:

MIT3146 Booking office extension. – Granted.

MER996/67 Outline - Erection of coach garage, involving demolition of existing garage and raising roof of another garage. – Refused (reason not recorded).

MER129/78 Change of use of the bungalow from residential to office. – Refused (reason not recorded).

MER174/73 Use of 3 lock up garages for repairs to motor vehicles. – Planning permission granted.

87/P0631 Outline planning permission – Redevelopment of part of the site by the erection of a 2 storey building containing offices reception and flat above and single storey building for use for parking and repair of coaches. – Planning permission granted.

88/P0300 Approval of detailed drawings in respect of erection of a single storey building for parking and repairing coaches. - Granted.

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88/P0302 Erection of a single storey toilet block. – Planning permission granted.

3.2. The Council resolved to grant planning permission (ref: 16/P3598) in March 2017 for the redevelopment of the site at 225-231 Streatham Road on the other side of the railway bridge for:

“Demolition of existing single storey buildings on site, comprising retail floorspace, a workshop, and a storage yard with associated office, and redevelopment of the site to provide a part three, part four and part five storey mixed-use building, comprising retail use at

ground floor and 25 residential units above.”

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 7 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

4. Consultation

CONSULTATION WITH THE LOCAL PLANNING AUTHORITY

4.1. The appeal scheme was developed through pre-application discussions held with Planning and Design Officers. Two pre-application meetings (on 22nd July and 14th September 2016) were held with Officers of the Council’s Planning Department prior to the submission of the planning application. The advice received at these meetings including advice from Development Management (Case Officer), Design, Policy, Transport and Sustainability Officers.

4.2. The Appellant made amendments to the emerging proposal following the first and second meeting to address Officers comments. The Council produced a Pre-Application Report on 7th November 2016 providing their pre-application advice following the two meetings.

4.3. A PPA was agreed between the Appellant and the Council on 3rd November 2016 to provide a clear basis and programme for the determination period. Following submission of the application, the Council Officers provided comments on the application. This included comments from the Case Officer and Urban Design Officer. The Appellant made amendments to the submitted application to address Officers comments. This enabled the Case Officer to recommend to Members that planning permission be granted.

PUBLIC CONSULTATION

4.4. Prior to the submission of the planning application, the Appellant consulted the local community. Details of this consultation are provided within the Statement of Community Involvement submitted with the planning application.

4.5. The Council consulted neighbours as part of the statutory consultation process following validation of the application. 1 neutral representation and 6 unique letters of objection were received. 58 copies of a template objection letter were also received, although 6 of these came from 3 addresses.

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 8 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

5. Appeal Proposals

5.1. The Appeal scheme proposes to demolish the existing buildings on site, and replace them with a new building as described below. The list of drawings for approval is included at Appendix 5.

DEMOLITION

5.2. All of the existing buildings on the site are to be demolished.

COMMERCIAL USE

5.3. The proposals include 246 square metres (GIA) of ground floor commercial floorspace fronting onto Streatham Road, and wrapping the corner with Caithness Road and Ridge Road. Flexible floorspace is proposed. Flexibility is sought for the use of this space in use classes A1 (shops) and/or B1a (office) and/or D2 use.

RESIDENTIAL USES

5.4. The appeal proposals will provide 36 residential homes, with a mix of unit sizes and types. It is proposed to provide 18 one bedroom flats, 13 two bedroom flats, and 5 three bedroom flats.

Affordable Housing

5.5. The Appellant submitted a Financial Viability Assessment (FVA) which concluded that the scheme could not viably provide any affordable housing. The Council appointed an independent advisor to review the FVA, and they agreed with the conclusion of the Appellant. Notwithstanding the conclusions of the FVA, the Appellant has offered the provision of 5 shared ownership units on-site.

Accessible Housing

5.6. 89% of the proposed units have been designed to meet Building Regulations Part M4 (2), and 11% (4 units) to meet Building Regulations Part M4 (3).

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 9 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

Space Standards

5.7. All of the new homes have been designed to achieve the minimum space standards set out in the London Plan (Table 3.3) and Nationally Described Space Standards.

Aspect

5.8. The majority of the units provide dual aspect accommodation due to the provision of a deck access. There are no north facing single aspect units.

Density

5.9. The proposed development will have a density of 638 habitable rooms per hectare (hrph) / 241 dwellings per hectare (dph).

Amenity Space

5.10. All units have been designed to have access to private amenity space, in the form of balconies or terraces, with all units meeting or exceeding the private amenity space standards set out in the London Housing SPG and LBM policies. All units also have access to the communal amenity space on the first floor deck, which comprises c.400 sqm. In total, c.809 sqm of amenity space (private and communal) is proposed on-site, equivalent to 22.4 sqm per unit.

5.11. The landscape proposals provide for up to 100 sqm of play space within the communal amenity space on the first floor.

Design

5.12. A perimeter block approach is proposed for the proposed layout which provides a building frontage along Streatham Road, Caithness Road and Ridge Road. The commercial use is proposed fronting Streatham Road and this wraps the corners of the other two streets. Duplex units are proposed along Ridge Road and Caithness Road and these are set back from the street edge to provide defensible space for these units. A residential core entrance is proposed along Ridge Road to provide access to the residential units on the upper floors. Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 10 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

5.13. The proposal rises from 2 to 5 storeys, with the lowest height of 2 storeys adjacent to the existing Ridge Road property, and 3 storeys adjacent to the accessway between the site and the existing Caithness Road property.

5.14. The fifth storey incorporates set backs and proposes a lighter brick material when compared to the lower floors.

Transport, Access, and Parking

5.15. The existing vehicular accesses from Ridge Road and Streatham Road will be removed, and replaced with a single vehicular access from Caithness Road. The new access will provide access for vehicles away from the road junction with Streatham Road.

5.16. Car parking spaces are located to the rear of the development. 17 parking spaces are provided on-site, including 4 disabled spaces. With the removal of the coach depot the applicant has agreed to contribute to the traffic management order associated with the removal of the coach parking on Streatham Road and replacement with car parking. LBM agreed this approach.

5.17. 20% of the on-site spaces will be provided with electric vehicle charging points, and 20% will have passive provision so that charging points can be provided in the future. An on-street car club bay is proposed. No car parking is proposed for the commercial use.

5.18. A total of 54 cycle parking spaces are proposed for residential users. 44 spaces are located in a secure store adjacent to the residential core on Ridge Road, and 10 spaces are provided within the 3 bedroom units (2 for each unit). Ten cycle parking spaces are provided for the visitors and staff of the commercial space.

5.19. Servicing of the commercial use is proposed to take place on-street in accordance with existing restrictions. Both the residential and commercial bin stores are located close to the back of pavement on Caithness Road and Ridge Road to facilitate easy collection.

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 11 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

Sustainability and Energy

5.20. A detailed Energy and Sustainability Statement has been prepared by EAL Consult which provides details of the measures proposed to ensure that the development proposals are sustainable and that they maximise reductions in carbon dioxide emissions. The proposed energy strategy will deliver a reduction in carbon dioxide emissions by 42%, and a carbon offset payment is to be secured through the s106 agreement. It is proposed to target a water consumption rate not exceeding 105 litres per person per day through the installation of water efficient fixtures.

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 12 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

6. Reason for Refusal

6.1. Despite the Council Officers recommendation that planning permission should be granted, Members resolved to refuse planning permission at the Planning Applications Committee on 9th February 2017. The following reason for refusal is cited on the decision notice:

6.2. The main issues for consideration in the appeal are therefore:

. Whether the proposals, by reason of size, siting, massing and bulk, would have an unacceptable impact on the visual amenities of the Caithness Road, Ridge Road and Streatham Road streetscenes; and

. Whether the proposals, by reason of size, siting, massing and bulk, would have an unacceptable impact on the outlook of neighbouring occupiers.

6.3. The Council state that the proposal does not comply the following policies cited in the reason for refusal:

. London Plan Policy 7.6 (Architecture);

. LBM Core Planning Strategy Policy CS14 (Design); and

. LBM Sites and Policies Plan Policy DM D2 (Design Considerations in all Developments).

6.4. The following elements of each policy are not related to the specific issues raised in the reason for refusal This Statement of Common Ground confirms that these aspects of the proposal are agreed as either acceptable or not related to the proposals:

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 13 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

London Plan Policy 7.6 (Architecture)

. Part B(a)

. Part B(c)

. Part B(d)

. Part B(e)

. Part B(f)

. Part B(g)

. Part B(h)

. Part B(i)

LBM Core Planning Strategy Policy CS14 (Design)

. Part B(iv)

. Part B(v)

. Part B(vi)

. Part B(vii)

. Part C

. Part D(a)

. Part D(bi)

. Part D(bii)

. Part D(biii)

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 14 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

. Part E

LBM Sites and Policies Plan Policy DM D2 (Design Considerations in all Developments)

. Part A(ii)

. Part A(iii)

. Part A(iv)

. Part A(vi)

. Part A(vii)

. Part A(viii)

. Part A(ix)

. Part A(x)

. Part A(xi)

. Part A(xii)

. Part A(xiii)

. Part A(xiv)

. Part B

. Part C

6.5. The following elements of each policy are related to the reasons for refusal and are considered within both the Appellant’s and the Council’s Statement of Case.

London Plan Policy 7.6 (Architecture)

. Part A Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 15 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

. Part B(b)

LBM Core Planning Strategy Policy CS14 (Design)

. Part A

. Part B(i)

. Part B(ii)

. Part B(iii)

. Part F

LBM Sites and Policies Plan Policy DM D2 (Design Considerations in all Developments)

. Part A(i)

. Part A(v)

6.6. The Council agree that, other than the above policies, the proposal complies with all other policies outlined in the following section of this Statement.

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 16 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

7. Planning Policy

NATIONAL PLANNING POLICY

7.1. The National Planning Policy Framework (NPPF) was published on 27 March 2012. This is an important material consideration.

7.2. The Planning Practice Guidance (PPG) provides the most up-to-date guidance on national policy and this is also a material consideration.

REGIONAL PLANNING POLICY

7.3. The London Plan was consolidated with the Revised Early Minor Alterations and Further Alterations in 2015. Minor Alterations to the London Plan were adopted in March 2016. The London Plan policies of relevance to the proposal are as follows:

. Policy 1.1 (Delivering the Strategic Vision and Objectives for London)

. Policy 2.1 (London in its Global, European and United Kingdom Context)

. Policy 2.6 (Outer London)

. Policy 2.8 (Outer London: Transport)

. Policy 3.1 (Ensuring equal life chances for all)

. Policy 3.2 (Improving Health and addressing Health Inequalities)

. Policy 3.3 (Increasing Housing Supply)

. Policy 3.4 (Optimising Housing Potential)

. Policy 3.5 (Quality and Design of Housing Developments)

. Policy 3.6 (Children and Young People’s Play and Informal Recreation Facilities)

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. Policy 3.8 (Housing Choice)

. Policy 3.9 (Mixed and Balanced Communities)

. Policy 3.11 (Affordable Housing Targets)

. Policy 3.12 (Negotiating affordable housing on individual private residential and mixed use schemes)

. Policy 4.1 (Developing London’s economy)

. Policy 5.1 (Climate Change Mitigation)

. Policy 5.2 (Minimising Carbon Dioxide Emissions)

. Policy 5.3 (Sustainable Design and Construction)

. Policy 5.6 (Decentralised Energy in Development Proposals)

. Policy 5.7 (Renewable Energy)

. Policy 5.9 (Overheating and Cooling)

. Policy 5.10 (Urban Greening)

. Policy 5.11 (Green Roofs and Development Site Environs)

. Policy 5.13 (Sustainable Drainage)

. Policy 5.14 (Water Quality and Wastewater Infrastructure)

. Policy 5.15 (Water Use and Supplies)

. Policy 5.17 (Waste Capacity)

. Policy 5.18 (Construction, Excavation and Demolition Waste)

. Policy 5.19 (Hazardous Waste) Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 18 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

. Policy 5.21 (Contaminated Land)

. Policy 6.3 (Assessing effects of Development on Transport Capacity)

. Policy 6.5 (Funding Crossrail and other Strategically Important Transport Infrastructure)

. Policy 6.9 (Cycling)

. Policy 6.10 (Walking)

. Policy 6.11 (Smoothing traffic flow and tackling congestion)

. Policy 6.12 (Road Network Capacity)

. Policy 6.13 (Parking)

. Policy 7.1 (Building London’s Neighbourhoods and Communities)

. Policy 7.2 (An Inclusive Environment)

. Policy 7.3 (Designing Out Crime)

. Policy 7.4 (Local Character)

. Policy 7.5 (Public Realm)

. Policy 7.6 (Architecture)

. Policy 7.13 (Safety, Security and Resilience to Emergency)

. Policy 7.14 (Improving Air Quality)

. Policy 7.15 (Reducing and Managing Noise, Improving and Enhancing the Acoustic Environment and Promoting Appropriate Soundscapes)

. Policy 8.2 (Planning Obligations)

. Policy 8.3 (Community Infrastructure Levy) Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 19 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

Mayor of London Supplementary Planning Guidance

7.4. The Mayor of London has also produced Supplementary Planning Guidance / Documents which are relevant to the proposals, including the following:

. Housing (March 2016);

. Sustainable Design and Construction (April 2014);

. Shaping Neighbourhoods: Character and Context (June 2014);

. Shaping Neighbourhoods: Play and Informal Recreation (September 2012);

. Social Infrastructure (May 2015);

. Accessible London: Achieving and Inclusive Environment SPG (2014);

. London Planning Statement SPG (May 2014);

. Use of Planning Obligations in the Funding of Crossrail, and the Mayoral Community Infrastructure Levy (April 2013); and

. The Control of Dust and Emissions during Construction and Demolition (July 2014).

7.5. The Mayor of London has also produced a draft SPG on Affordable Housing and Viability (November 2016). This is in draft form which was produced for consultation. As such, no weight is to be applied to this draft SPG.

LOCAL PLANNING POLICIES

Core Planning Strategy

7.6. The following policies within the LBM Core Planning Strategy adopted in July 2011 are relevant to the appeal proposal:

. CS 8 (Housing Choice)

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. CS 9 (Housing Provision)

. CS 11 (Infrastructure)

. CS 12 (Economic Development)

. CS 13 (Open Space Nature Conservation Leisure and Culture)

. CS 14 (Design)

. CS 15 (Climate Change)

. CS 17 (Waste Management)

. CS18 (Active Transport)

. CS 19 (Public Transport)

. CS 20 (Parking, Service and Delivery)

Sites and Policies Plan

7.7. The following policies within the LBM Sites and Policies Plan adopted in July 2014 are relevant to this appeal:

. DM R2 (Development of Town Centre Type Uses outside Town Centres)

. DM H2 (Housing Mix)

. DM H3 (Support for Affordable Housing)

. DM E1 (Employment Areas in Merton)

. DM E3 (Protection of Scattered Employment Sites)

. DM E4 (Local Employment Opportunities)

. DM O2 (Nature Conservation, Trees, Hedges and Landscape features) Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 21 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

. DM D1 (Urban Design)

. DM D2 (Design Considerations)

. DM D7 (Shop Front Design and Signage)

. DM EP2 (Reducing and Mitigating Noise)

. DM EP3 (Allowable Solutions)

. DM EP4 (Pollutants)

. DM F2 (Sustainable Urban Drainage Systems (SUDS) and; Wastewater and Water Infrastructure)

. DM T1 (Support for Sustainable Transport and Active Travel)

. DM T2 (Transport Impacts of Development)

. DM T3 (Car Parking and Servicing Standards)

. DM T4 (Transport Infrastructure)

LBM Adopted SPD and SPGs

7.8. The Council has adopted Supplementary Planning Guidance documents in respect of a number of topics; however, this guidance is dated and draft, often referring to policies that have been deleted and replaced; therefore, no weight is to be applied to these.

7.9. As stated in the previous section, it is agreed between the Appellant and Council that the proposals comply with the Development Plan, save for in relation to parts of the three policies identified in the reason for refusal.

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8. The Agreed Principles

8.1. The following principles are agreed between the Council and the Appellant.

CONSULTATION

8.2. The Appellant engaged with the Council and made amendments to the emerging proposal to address the Council’s advice prior to the submission of the Application. The Council’s response in respect of the “Impact upon the character and appearance of the site, the streetscene and surrounding area” stated:

“…It is considered that the revised 5 storey building is appropriate for this context in terms of height and bulk. In particular, the proposed 5th storey has been suitably recessed from the principle elevations and incorporates set back components which further minimise the presence of this additional built mass…”

8.3. Following submission, the Council’s Urban Design Officer supported the proposal. A summary of the Officers response is provided in the Officers Report to PAC at paragraph 5.11. It states:

“No objection. Advised the scheme is high quality in appearance, proposing high quality materials and taking architectural cues from the surrounding context; a high level of detail has been shown in the design and access statement. A suitable approach to massing and heights has been proposed. Advised amendments to the main residential entrance and the ground floor windows.”

8.4. The Council Officers Report and Recommendation was written by the Case Officer and signed off by the Team Leader and Head of Development Control prior to being presented at the PAC meeting on 9th February 2017.

8.5. In addition, the following LBM and external statutory consultees did not object to the application:

. LBM Transport / Highways Officers

. LBM Flood Risk Engineer

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. LBM Trees Officer

. LBM Environmental Health Officer

. LBM Climate Change Officer

. LBM Urban Design Officer

. Metropolitan Police – Designing out Crime Officer

. Thames Water

. Environment Agency

8.6. LBM Green Spaces requested a financial contribution for the provision of a replacement tree as the proposal will result in the loss of one street tree. The Appellant agreed to this contribution which forms part of the agreed s106 Heads of Terms.

8.7. LBM Waste Management sought a higher provision of recycle and food waste storage. There is sufficient space within the proposed storage area to accommodate these. It is agreed that details of the refuse storage can be secured via planning condition.

THE PRINCIPLE OF DEMOLITION AND REDEVELOPMENT

8.8. The existing buildings on the site are of poor quality and the site is under-utilised; therefore, the principle of demolition and redevelopment is acceptable.

PROPOSED LAND USES / QUANTUM OF DEVELOPMENT

8.9. The site is not located within a designated employment area.

8.10. The site comprises a scattered employment site under Policy DM E3. It is in a Sui-Generis use. The proposal to provide a mixed use redevelopment which reprovides commercial floorspace is acceptable and this ensures compliance with Policy DM E3.

8.11. The proposal has the potential to increase employment on the site, providing for up to 20 jobs.

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8.12. The proposed commercial land-uses (use class A1, B1a and D2 (gym)) would be compatible with the residential uses proposed on the site and also the surrounding mixed land uses, which includes a designated Neighbourhood Parade along Streatham Road.

8.13. The quantum of commercial floorspace is acceptable and there is no policy requirement for sequential or impact testing given the quantum of floorspace proposed.

8.14. The principle of the proposed commercial land uses and quantum of commercial floorspace did not form a reason for refusal and is considered acceptable.

8.15. The principle of providing a residential-led mixed use redevelopment is acceptable taking account of the need to make efficient and effective use of the site, the surrounding land uses and the need for housing in the borough and region. The principle of the residential land use did not form a reason for refusal and is considered acceptable.

8.16. The NPPF and adopted housing policies encourage redevelopment schemes that make more efficient use of brownfield sites. London Plan Policies 3.3 and 3.4, and Policies CS8 (Housing Choice) and CS9 (Housing Provision) support the need for more homes in London.

8.17. The site is an underutilised brownfield site which is considered to present an opportunity for a more intensive mixed use development. It is further noted that the site is surrounded by residential development. The proposals would meet NPPF and London Plan objectives by contributing towards London Plan housing targets and the redevelopment of brownfield sites.

HOUSING – STANDARD OF ACCOMMODATION

8.18. A very high standard of living accommodation is proposed for future occupants.

8.19. All of the units meet or exceed the relevant minimum gross internal floor areas set out in the London Plan and Nationally Described Space Standards. 89% of the proposed units have been designed to meet Building Regulations Part M4 (2), and 11% to meet Building Regulations Part M4 (3). The proposal complies with London Plan Policy 3.5 and 3.8, and Table 3.3 of the London Plan.

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8.20. The proposed dwellings will have good aspect (with the majority of dwellings being dual aspect), and will have suitable levels of privacy, ventilation and outlook.

8.21. In respect of daylight and sunlight levels within the proposed development, all of the rooms would meet, and in all cases exceed, the recommended average daylight factor set out by the BRE guidelines. In terms of sunlight, all windows will receive acceptable sunlight levels. The proposed communal amenity space will not be unacceptably overshadowed.

8.22. All units will have access to private amenity space, in the form of balconies or terraces, with all units meeting or exceeding the private amenity space standards set out in the London Housing SPG and LBM policies. All units also have access to a high quality landscaped communal amenity space on the first floor deck which is delivered over and above minimum amenity space standards.

8.23. In accordance with SPP Policies DM D2 and DM EP2, the residential use will be provided with an acceptable acoustic environment for future residents.

8.24. In accordance with SPP Policy DM D2, the impacts of local traffic on the air quality for residents living in the proposed development will be acceptable at the worst-case locations assessed. Therefore, there are no air quality concerns in respect of the proposed residential accommodation.

HOUSING MIX

8.25. The proposed housing mix is acceptable and will provide a range of unit sizes and types which will contribute to housing choice for the area. The proposal accords with Policy CS8, SPP DM H2 and London Plan Policy 3.8.

8.26. The Appellant submitted a FVA which concluded that the scheme could not viably provide any affordable housing. The Council appointed an independent advisor to review the FVA, and they agreed with the conclusion of the Appellant. Notwithstanding the conclusions of the FVA, the Appellant offered the provision of 5 shared ownership units on-site (4 x one bed, and 1 x two bed). This equates to 14% of the units being affordable housing, and this is welcomed by the

Savills, on behalf of Casa Bella Developments Ltd Savills on behalf of Casa Bella Developments Ltd London Borough of Merton April 2017 26 DRAFT Statement of Common Ground 223 Streatham Road and 1 Ridge Road, London

Council. The proposal is considered to comply with London Plan Policy 3.12, Policy CS 8 and SPP Policy H2.

DESIGN/ LOCAL CHARACTER

General

8.27. The existing character of the site and immediate surrounds along Streatham Road is of a very poor quality and it is in need of improvement. The site is not located in a sensitive area.

8.28. The site is underutilised and is a brownfield site. A redevelopment proposal should optimise the potential of the site.

8.29. There is an opportunity for the redevelopment of this site to improve the quality of the area by providing active frontages and natural surveillance.

8.30. The site is in a mixed use area. The site is in an area where there is a transition between various character areas.

8.31. A range of building heights is evident in the immediate area. A five storey development in close proximity to the north, on the other side of the railway bridge, with commercial uses at ground floor has a resolution to grant planning permission having been heard at the Councils Planning Applications Committee in March 2017.

8.32. The site is a corner plot with three street frontages. It has an open character to the north, and Streatham Road is of a generous width (c. 17.5m) from boundary to boundary on each side of the road). Window to window distances are therefore greater.

Layout

8.33. The building footprint makes effective use of the site, taking a perimeter block approach, which provides considerable active frontage to Caithness Road, Streatham Road and Ridge Road. The layout aligns with, and creates a transition between the building lines established on Caithness Road, Streatham Road and Ridge Road.

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8.34. The location of the commercial unit primarily fronting Streatham Road is appropriate given the busy nature of the road and the presence of the adjoining neighbourhood parade. The unit is outward facing, and provides a high level of activity fronting the public realm.

8.35. The main residential core for upper floor residential units is located along Ridge Road. This is an appropriate location away from the foot traffic along Streatham Road. It adds to the active frontage along Ridge Road and is legible through the double height opening that is proposed.

8.36. The vehicle parking area and plant area is screened behind the development in an undercroft. This maximises the active frontages along the street edge.

8.37. The proposed layout is well thought out and based on sound urban design principles; the layout provides an inclusive design, and promotes activity and natural surveillance; when compared to the current extensive length of inactive frontage along Streatham Road. The layout approach enhances the character and vitality of the area.

Heights and Massing

8.38. The fifth storey component incorporates set backs and articulation, and a lighter brick material than that proposed on the lower storeys. This breaks up the mass of the fifth storey.

8.39. The lift overrun is centrally located within the site, set well back from the street elevations and therefore would not be visible from the street.

8.40. The development would provide a transition in height from the neighbouring residential development by stepping down in height towards the houses along Ridge Road and Caithness Road. The two storey component proposed adjacent to Ridge Road is acceptable. The three storey component adjacent to the access way on Caithness Road is acceptable.

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External Appearance

8.41. The external appearance of the proposed development is considered to be of high quality, and it does not form part of the reason for refusal.

8.42. The proportions of the façade reduce incrementally as height increases, contributing to a more vertical emphasis. The horizontal separation between floors, the brick detailing and periodic recesses in the façade, the usage of metal railings and the projecting concrete window/door surrounds successfully avoid monotonous elevations, contributing to a high quality and coherent design.

8.43. The design approach to the external appearance of the development, which includes the use a palette of materials influenced by the character of the wider area, is supported. The use of contrasting materials, recesses and horizontal separation between floors throughout the scheme successfully defines the individual façade elements.

8.44. While of a modern design, the proposals pick up important cues from the surrounding, more traditional, development in terms of scale and architecture. The appearance would successfully harmonise with, and enhance the character of, the surrounding area.

NEIGHBOURING AMENITY

Light Spill

8.45. Light spill is not expected to be significant from the proposals as it is predominantly residential and the commercial unit faces the street. Lighting provision for the external communal amenity space can be directional such that there are no adverse impacts upon the amenity of neighbouring residents. A planning condition can be attached to secure details of the lighting.

Daylight, Sunlight and Overshadowing

8.46. A Daylight, Sunlight and Overshadowing Assessment was submitted with the planning application and this has been undertaken in accordance with the BRE guidelines. The assessment concludes that in all cases the results for daylight, sunlight and shading to gardens

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demonstrate full compliance with the BRE guidelines. There will therefore be no unacceptable impacts on neighbouring properties in relation to daylight, sunlight and overshadowing matters.

Noise

8.47. The former use of the site as a coach depot and MOT garage had potential to generate noise nuisance in the area as there were no restrictions on its operation.

8.48. The introduction of residential units in a mixed use area will not result in adverse impacts in terms of increased noise levels for existing occupiers, and in this respect does not conflict with the principles of planning policies.

8.49. It is considered that the impact of noise from the commercial use and any plant can be suitably addressed by way of conditions.

Overlooking and Privacy

8.50. The proposal will not unduly impact upon the privacy of neighbouring properties.

8.51. The Ridge Road, Streatham Road and Caithness Road elevations all provide surveillance over the street. The rear outlook of the Caithness Road wing is directed towards other parts of the proposed development, and towards properties on Ridge Road. There is a separation distance of approximately 32m from the proposed rear windows to these properties.

8.52. The rear outlook from the central access deck along with the Ridge Road wing towards the properties on Caithness Road is not direct; it is an oblique relationship. There is a separation distance from the deck to the neighbouring property of approximately 21m (closest point) to the side of the garden and 26m to the rear of the Caithness Road property.

8.53. Any windows proposed in the flank are either provide outlook to private terraces (thus are enclosed by the terraces’ screening) or are obscure glazed.

8.54. Private roof terraces are proposed at the ends of the Ridge Road and Caithness Road wings and a first floor podium/court yard is proposed centrally within the development which would be used as communal amenity space. Overlooking from these areas is addressed by a

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combination of setbacks and screening (some of which would be green screening).The proposed design can suitably address any overlooking concerns to neighbouring properties. The finer details can be secured by planning condition.

Outlook

Properties along Ridge Road

8.55. As the building approaches No. 2 Ridge Road, it reduces in height to two storeys. The front building line of the proposed building aligns with that of No. 2 Ridge Road.

8.56. At first floor level to the rear, the closest point of the building would be in alignment with the rear elevation of the dwelling, the building would then increase in depth as it shifts away from the existing dwelling, at an angle of approximately 45 degrees. This sensitive treatment ensures the outlook from the rear elevation of No. 2 Ridge Road would not be unduly impacted upon nor would the proposed building be overbearing to the garden. It therefore follows that the proposals will not result in unacceptable outlook to other properties further east along Ridge Road.

8.57. Along the boundary with the existing garden there is an existing single storey garage block directly abutting the boundary. This rises to c. 4m to 4.5m.

8.58. The ground floor storey (with the communal amenity space above) will rise to a single storey along the side boundary of the neighbouring garden but this has been reduced in height to 2.5m (which is less than standard single storey) as the car park is partially sunk into the ground level due to changes in level across the area. The proposed building line is slightly set back at this edge. As such the height along this boundary will reduce when compared to the existing, and will be set away from the boundary. The 2.5m height of the proposed development is maintained for a further distance of 1.5m before stepping up to 3.9m. Given the proposed setback from the boundary and the additional usage of green screening, it is not considered the proposal would be unduly visually intrusive.

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Properties along Caithness Road (north side)

8.59. As the building approaches No. 2/2a Caithness Road, it reduces in height to three storeys. In addition, the rear elevation of the buildings’ upper floors would be well within the rear building line established by the existing property on Caithness Road. There is also a 3.5m wide access way which separates the proposal from the adjacent dwelling and its garden.

8.60. Along the edge of the site boundary with the access way closest to the neighbouring garden there is also a large building with a high pitched roof. This rises to 4.1 to 6.5m. This will compare to the 2.5m height podium as detailed above.

8.61. At first floor a new terrace has been provided to the flat on the upper floors of the existing property. This is located 5.5m from the existing 4.1-6.5m high building on the site. The reduced height closest to this terrace, set back and screening will improve outlook from this terrace.

8.62. This sensitive treatment ensures the outlook from the rear elevation of No. 2 / 2a Caithness Road would not be unduly impacted upon nor would the building be overbearing to its amenity space. It therefore follows that the proposals will not result in unacceptable outlook to other properties further east along Caithness Road.

Properties along Caithness Road (south side)

8.63. The proposed development will be sited c.12.5m away from the flank end of the terraced Streatham Road building on Caithness Road. There is a third floor window in the flank wall but this is a secondary window. The main aspect of the property is to the front and rear.

8.64. There is a residential property on the ground floor of this flank wall; however, there is no outlook towards the site. The lower level windows are obscured and the upper level windows provide opening for light only. The unit however received light from skylights and aspect into an internal courtyard.

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8.65. Further along Caithness Road, the outlook from properties towards the development is oblique and the nearest part of the proposal will rise to 3 storeys. The fourth and fifth storey component would be sited further away (more than 18m) and at an even more oblique angle.

8.66. This sensitive treatment ensures the outlook from the properties along the south side of Caithness Road would not be unduly impacted upon.

Properties along Streatham Road (west side)

8.67. Streatham Road (A216) is a busy main road which is of a generous width of c17.5 from site boundary to site boundary. The distance between the flatted blocks along the west side of the road to the proposed development extends to c23m and the existing properties are orientated (angled) slightly northwards. This outlook from the properties opposite the site on Streatham Road would therefore not be unduly impacted upon.

Construction

8.68. Planning conditions can be utilised to secure a detailed method statement to outline management measures to mitigate impacts arising from the construction phase, such as in relation to noise, dust, traffic, light, parking etc.

Air Quality

8.69. An Air Quality Assessment was submitted with the planning application, and this was found to be acceptable by the Council.

8.70. Planning conditions can be utilised to secure a detailed method statement to outline management measures to mitigate impacts arising from the construction phase, in relation to dust.

DENSITY

8.71. The proposed site density is 241 units per hectare or 638 habitable rooms per hectare.

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8.72. The site has a Public Transport Accessibility Level (PTAL) of 2. PTAL ratings are a theoretical measure of the accessibility of a given point to the public transport network. It is agreed that the rating of 2 in this case is not representative of the true accessibility of this location. This is because it does not take account of the public transport services along London Road (a 10 minutes walk away) including several bus services and Tooting railway station, which collectively provide direct services to central London and other destinations, including Victoria, London Blackfriars, City Thameslink, Waterloo, Farringdon, London St Pancras International, London Bridge, Wimbledon, Vauxhall, Brixton, Elephant and Castle, Morden, Croydon, St Albans, Sutton, Wimbledon and Luton.

8.73. The London Plan density matrix provides a guidance range based on the PTAL and character of the area. The site has an urban setting as the area comprises terraced houses, flatted mansion blocks, a mix of different uses, buildings of two to four storeys and the site is located along a main arterial route. Based on a PTAL rating of 2, the guidance density range is 200 to 450 habitable rooms per hectare, or 45 to 170 units per hectare.

8.74. It is agreed that the London Plan density matrix is a guide and it should not be applied mechanistically (paragraph 3.28 of London Plan). A density above the density matrix can be acceptable.

TRANSPORT CONSIDERATIONS

8.75. The Councils Transport / Highways Officers do not object to the proposal on transportation / highways grounds, and transport considerations did not form a reason for refusal.

8.76. The Council agree that the proposed level of residential car and cycle spaces is acceptable and would accord with London Plan and LBM policy requirements, and that the proposal will not have an unacceptable impact on the highway network.

8.77. The Appellants Parking Survey is robust and reasonable, and it demonstrates a 20% parking capacity on surrounding street during peak residential times.

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8.78. It is agreed that the coach parking bays along Streatham Road can be converted to provide car parking bays. This could create additional car parking spaces with the Council indicating that it could provide c. 5 spaces.

8.79. Impact upon parking pressure in the area would be negligible, even if there was limited parking overspill.

8.80. The provision of a car club bay could reduce vehicle ownership in the area by up to 28 vehicles.

8.81. The sustainable travel measures proposed, including a car club, free membership for future occupants and Travel Plan are supported.

8.82. The provision of electric vehicle charging points, 20% active and 20% passive, would accord with London Plan Policy 6.13.

8.83. The highway network can comfortably accommodate the limited service and refuse vehicles movements that would be generated by the proposal. Appropriately located and sized refuse storage provision has been made for both the residential and commercial use.

8.84. The vehicle entrance is appropriately located, with sufficient separation distance from the junction of Caithness Road and Streatham Road.

SUSTAINABILITY AND ENERGY

8.85. The proposed sustainability and energy strategy is considered to be acceptable, and in accordance with London Plan and LBM policy requirements.

Energy

8.86. The proposed energy strategy will deliver a 42% reduction in carbon dioxide emissions through the provision of energy efficiency measures and installation of a combined heat and power plant. A financial contribution has been agreed for the remaining carbon tonnes that are required to be offset in relation to the residential component. The proposals therefore comply with London Plan and local planning policies.

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Water Consumption

8.87. Water consumption standards will not exceed 105 litres per person per day in accordance with London Plan and LBM planning policy requirements.

FLOOD RISK AND SUSTAINABLE URBAN DRAINAGE

8.88. The site is located in Flood Zone 1.

8.89. A Surface Water Drainage Strategy was submitted with the application and is acceptable. The scheme proposes to limit run off to Greenfield rates. A planning condition can be attached to require details of the final drainage attenuation strategy and management plan. The proposal complies with London Plan policies 5.12 and 5.13, Policy CS16 and SPP Policies DM F1 and F2.

SITE CONTAMINATION

8.90. A Geoenvironmental Site Investigation Report was submitted with the application and is acceptable. Planning conditions can be attached to secure further ground investigation, and remediation. The proposals comply with London Plan policy 5.21 and SPP Policy DM EP4.

LANDSCAPING AND ECOLOGY

8.91. The application site is dominated by hard-standing and buildings which account for approximately 98% of the site area. The site is of negligible intrinsic ecological and nature conservation value. No evidence of roosting bats or evidence of their presence was recorded during bat survey work undertaken at the site.

8.92. There is a Site of Importance for Nature Conservation located to the north along the railway tracks, and the proposal will result in the loss of one street tree.

8.93. A high quality landscaping scheme is proposed which will significantly enhance biodiversity on the site. The landscaping proposal will improve the public realm and enhance biodiversity on the site. Planning conditions can be attached to secure these enhancements to biodiversity.

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8.94. The loss of one street tree will be mitigated by tree planting in the vicinity of the site, and a financial contribution has been agreed which can be secured in the s106 agreement.

COMMUNITY INFRASTRUCTURE LEVY

8.95. The development will be liable to a Community Infrastructure Levy (CIL) payment in respect of Mayoral CIL (which the Mayor of London will use to fund Crossrail), and in respect of Borough CIL (which the Council can use fund local infrastructure including (but not limited to) provision of: education and school provision, emergency services, employment, green infrastructure and

open spaces, health, leisure centres, libraries, and transport infrastructure).

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9. Planning Obligations

9.1. The Council and Appellant will continue to negotiate on the necessary planning obligations required for the appeal. The Council and the Appellant will seek to ensure that signed legal agreements will be submitted to the Planning Inspectorate at least 10 working days prior to the Hearing. The following draft s106 Heads of Terms have been agreed:

. The provision of 5 (4 x 1 bed and 1 x 2 bed) ‘shared ownership’ affordable housing units on the first floor of the development;

. A financial contribution of £11,002.00 to offset the loss of a street tree and the provision of replanting in the immediate area;

. A financial contribution of £45,180.00 towards carbon offset;

. A financial contribution of £4,000.00 for the installation of a car club bay in the immediate area;

. Provision of a 25 year membership to zipcar (car club) for each residential unit of the development at the cost of the developer;

. Agreement to the Council’s reasonable costs of preparing s106 agreement; and

. A financial contribution of £2,653.60 for monitoring the Section 106 agreement.

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10. Planning Conditions

10.1. It is agreed that should the Inspector be minded to allow the appeal and grant planning permission, planning conditions should be attached. A set of conditions were included in the Council Officers Report to Planning Applications Committee (as amended by the Supplementary Agenda). The Council and Appellant will provide an agreed list of conditions with the final Statement of Common Ground.

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11. Core Documents

11.1. A list of shared documents for use during the appeal hearing will be agreed with the Council. This will be included in the final Statement of Common Ground. A draft list is included at Appendix 6.

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12. Declaration

12.1. The above matters have been agreed by the Council and the Appellant.

Signed and dated on the behalf of Signed and dated on the behalf of the Appellant the London Borough of Merton

Samruti Patel [Name]

Savills on behalf of Casa Bella London Borough of Merton Developments Ltd Date: [DATE 2017] Date: [DATE 2017]

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Appendix 1 - Officers Report to Planning Application Committee dated 9th

February 2017

Appendix 2 - Planning Application Committee Supplementary Agenda

Appendix 3 - Decision Notice dated 13th February 2017

Appendix 4 - Site Location Plan

Appendix 5 – List of Drawings for Approval

Drawing Title and Number Date

Site Location Plan (SRM-HBA-00-XX-DR-A-00-0000) 31 October 2016

Location Plan Existing (SRM-HBA-00-XX-DR-A-00-0001) 31 October 2016

Location Plan Proposed (SRM-HBA-00-XX-DR-A-00-0002) 31 October 2016

Existing North Elevation (SRM-HBA-00-XX-DR-A-00-0200) 31 October 2016

Existing South Elevation (SRM-HBA-00-XX-DR-A-00-0201) 31 October 2016

Existing West Elevation (SRM-HBA-00-XX-DR-A-00-0202) 31 October 2016

Ground Floor GA plan (SRM-HBA-00-00-DR-A-20-0100) Rev. 001 13 January 2017

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First Floor GA plan (SRM-HBA-00-01-DR-A-20-0101) Rev. 001 13 January 2017

Second Floor GA plan (SRM-HBA-00-02-DR-A-20-0102) Rev. 001 13 January 2017

Third Floor GA plan (SRM-HBA-00-03-DR-A-20-0103) Rev. 001 13 January 2017

Fourth Floor GA plan (SRM-HBA-00-04-DR-A-20-0104) Rev. 001 13 January 2017

Roof GA plan (SRM-HBA-00-05-DR-A-20-0105) Rev. 001 13 January 2017

GA North Elevation (SRM-HBA-00-XX-DR-A-20-0200) Rev. 001 13 January 2017

GA South Elevation (SRM-HBA-00-XX-DR-A-20-0201) Rev. 001 13 January 2017

GA West Elevation (SRM-HBA-00-XX-DR-A-20-0202) Rev. 001 13 January 2017

GA North Courtyard Elevation (SRM-HBA-00-XX-DR-A-20-0203) 13 January 2017 Rev. 001

GA South Courtyard Elevation (SRM-HBA-00-XX-DR-A-20-0204) 13 January 2017 Rev. 001

GA East Courtyard Elevation (SRM-HBA-00-XX-DR-A-20-0205) 31 October 2016

GA East Courtyard Elevation (SRM-HBA-00-XX-DR-A-20-0206) 13 January 2017 Rev. 001

GA North Street Elevation (SRM-HBA-00-XX-DR-A-20-0207) Rev. 13 January 2017 001

GA South Street Elevation (SRM-HBA-00-XX-DR-A-20-0208) Rev. 13 January 2017 001

GA West Street Elevation (SRM-HBA-00-XX-DR-A-20-0209) Rev. 13 January 2017 001

GA East Elevation (SRM-HBA-00-XX-DR-A-20-0212) Rev. 001 13 January 2017

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Residential Duplex Bay Study (SRM-HBA-00-XX-DR-A-20-0209) 31 October 2016

Residential Bay Study (SRM-HBA-00-XX-DR-A-20-0210) 31 October 2016

Red Line Plan DBK1127.GA.100 Rev. PL01 October 2016

General Arrangement ‐ Ground Floor DBK1127.GA.101 Rev. PL02 October 2016

General Arrangement ‐ First Floor DBK1127.GA.102 Rev. PL03 January 2017

General Arrangement ‐ Terraces DBK1127.GA.103 Rev. PL03 October 2016

Fencing Strategy DBK1127.GA.104 Rev. PL02 January 2017

Hardworks and materials DBK1127.GA.105 Rev. PL03 January 2017

Site Sections ‐ Sheet 1 of 2 DBK1127.GA.106 Rev. PL02 January 2017

Site Sections ‐ Sheet 2 of 2 DBK1127.GA.107 Rev. PL02 January 2017

General Arrangement ‐ First Floor & Terraces DBK1127.GA.108 January 2017 Rev. PL04

Trees to be Retained and Removed DBK1127.GA.109 Rev. PL03 January 2017

Planting Plan ‐ Ground Floor DBK1227.PP.400 Rev. PL03 January 2017

Planting Plan ‐ First Floor and Terraces DBK1227.PP.401 Rev. January 2017 PL04

Appendix 6 – DRAFT List of Core Documents

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