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South West Lands, Wembley in the London Borough of Brent Planning Application No

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South West Lands, Wembley in the London Borough of Brent Planning Application No planning report D&P/3495/02 18 July 2016 South West Lands, Wembley in the London Borough of Brent planning application no. 14/4931 Strategic planning application stage II referral 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 hybrid planning application, for the redevelopment of the site to provide seven mixed use buildings up to 19 storeys in height accommodating: 1. Outline planning permission for up to a total of 75,000 sq.m. to 85,000 sq.m. mixed floor space including up to 67,000 sq.m. of C3 residential accommodation (approximately 725 units); 8,000 sq.m. to 14,000 sq.m. for additional C3 residential accommodation, C1 hotel and/or sui generis student accommodation (an additional approximate 125 residential units; or 200-250 bed hotel; or approximate 500 student units; or approximate 35 residential units and 200 bed hotel); 1,500 sq.m. to 3,000 sq.m. for Classes B1/A1/A2/A3 /A4/D1/ D2; together with associated open space and landscaping; car parking, cycle storage, pedestrian, cycle and vehicle access; associated highway works; improvements to rear access to Neeld Parade; and associated infrastructure. 2. Full planning permission for a basement beneath Plots SW03 - SW05 to accommodate 284 car parking spaces and 19 motor cycle spaces; Building 3A within Plot SW03 to accommodate 183 residential units and 368 cycle spaces at ground floor; and associated infrastructure, landscaping and open space. The applicant The applicant is Quintain, and the agent is Signet Planning. Key dates Pre-application: 7 November 2014 Stage 1 reporting: 26 February 2015 Planning Committee date: 11 May 2016 Strategic issues summary Urban design: Requested design changes and design guidance have been adopted. (Paragraphs 23 and 24). Affordable housing: Initial offer of 10% has been increased to 32% by habitable rooms (30% affordable by unit). This offer has been independently verified, negotiation has taken place and options explored. A review mechanism has been adopted and Plots page 1 SW01, SW02 and SW07 will be sold to an RSL. (Paragraphs 11 to 22). Transport: The issues identified at Stage 1 have been resolved to TfL’s satisfaction. (Paragraphs 28 to 37). The Council decision In this instance Brent Council has resolved to grant planning permission. Recommendation That Brent 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 19 January 2016 the Mayor of London received documents from Brent 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 1A, 1B and 1C of the Schedule to the Order 2008: 1A: Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats. 1B: Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings: (c) outside Central London and with a total floorspace of more than 15,000 square metres. (Insert additional text if other referral possibilities need to be discussed.) 1C: Development which comprises or includes the erection of a building of one or more of the following description: (c) the building is more than 30 metres high and is outside the City of London. 2 On 26 February 2016 the Mayor considered planning report D&P/3495/01, and subsequently advised Brent Council that the application did not comply with the London Plan, for the reasons set out in paragraph 95 of the above-mentioned report; but the possible remedies set out in that paragraph could address these deficiencies. 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 1 May 2016 Brent Council decided that it was minded to grant planning permission, for the revised application, and on 8 July 2016 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 Brent Council under Article 6 to refuse the application or issue a direction to Brent 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 21 July 2016 to notify the Council of his decision and to issue any direction. 3 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 has been taken into account in the consideration of this case. 4 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. page 2 Update 5 At the consultation stage Brent Council was advised that the application did not comply with the London Plan, for the reasons set out in paragraph 95 of the above-mentioned report; but the possible remedies set out could address these deficiencies: Principle of development: The principle of a residential led mixed use development on the applicant’s site is strongly supported as it reflects London Plan OAPF policy guidance, the Wembley AAP strategic aims and site specific policies and, with less material weight, the unimplemented 2004 planning permission. Housing mix: The housing mix for masterplan has only 10% three bedroom units, this offer is very low and should be reviewed by the applicant to provide a greater proportion of larger units. As the final quantum of residential units is subject to development phasing options, the applicant should agree a fixed percentage by unit type/size and this should be secured by condition. Affordable housing: The applicant should provide clarification on the affordable housing offer and its delivery before stage 2 referral. The current 10% offer appears to be low. There needs to be assurance that the phase 1 Building 3A delivery with no affordable housing is linked to remaining phases of the scheme. Once a finalised offer is made, the viability assessment should be independently reviewed on behalf of Brent Council and its findings shared with GLA officers. Urban design – outline Masterplan: The overall approach to the masterplan is supported but GLA officers believe the approach to defining South Way and its relationship with the residential development requires further consideration. Further assurance is required in the securing of design quality for the phased development through reserved matters, it is requested additional design coding is provided which with the parameter plans are secured by condition. Urban design – detailed phase 1, building 3A: The adopted approach to the design is supported, but the applicant is required to explore improvement options to improve the overall design quality. These relate to key a prominent inactive ground floor frontage in the north of the building facing The Terrace public space and the reconsideration of the floor plans to create better quality layout and possible increase in duel aspect units. Access: The applicant has responded positively to the comments made at the pre- application stage in its design & access statement, both the outline masterplan and detailed application set out clear guidelines to meet requirements of London plan policy. Conditions are required to secure the 10% wheelchair accessible units, Lifetime Homes compliance, 10% wheelchair accessible hotel rooms and 5% (and 5% adaptable) wheelchair accessible student rooms. Children & young person’s play: As the majority of outline masterplan will be developed through reserved matters applications it is required that the applicant agree to a condition that secures a quantum of floorspace based on a maximum and minimum figure basis. Furthermore Brent Council should consider if funds should be provided for the enhancement of existing facilities for off-site play provision. Sustainable energy: Based on the submitted energy assessment the carbon dioxide savings exceed the target set within Policy 5.2 of the London Plan however the comments set out in this report should be addressed in full before compliance with page 3 London Plan energy policy can be verified. This should be completed before stage 2 referral. Flood risk/surface water run-off: The adopted approach is compliant with London Plan Policy 5.13 and the mitigation measures should be secured via an appropriate condition attached to any planning permission. Transport: Further consideration needs to be given to the proposed route below White Horse Bridge, taxi facilities and bus infrastructure around the site. Mitigation should also be secured to cover bus impacts and the council must consider how highway mitigation is secured and delivered. These issues must be resolved prior to the application being referred back to the Mayor at Stage 2. Amendments since submission 6 Following stage 1 amendments to the scheme were submitted by the applicant in February 2016 relating to both the full and outline applications. Full application 7 In relation to the detailed application the amendments include changes to Plot SW03A to the layouts of the residential floorplans; the addition of internal communal amenity areas; the addition of refuse chutes to each core; changes to the balconies general design especially at levels 17 and 18; and increase in size and landscaping of the courtyards.
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