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Report Theme Grey Gosling Street Limited Planning Statement Planning Statement 69A Albert Road, London, BR2 9PZ Gosling Street Limited April 2021 April 2021 1 Gosling Street Limited Planning Statement Contents 1. Introduction ............................................................................................................................................ 3 2. The Site………………………………………………………………………………………………….5 3. Proposed Development………………………………………………………………………………………6 4. Planning Policy Framework………………………………………………………………………………..….7 5. Planning Policy Assessment…………………………………………………………………………………..9 6. Planning Obligations………………………………………………………………………………………….16 7. Conclusions……………………………………………………………………………………………………..17 Prepared By: Ruth Beard Status: Final For and on behalf of Innovate Planning Limited April 2021 2 Gosling Street Limited Planning Statement 1. Introduction 1.0 This Planning Statement (the “Statement”) has been prepared by Innovate Planning Limited on behalf of Gosling Street Limited (the “Applicant”) in support of a planning application for residential development at 69A Albert Road, London, BR2 9PZ (the “Application Site”) submitted to LB Bromley (“the Council”). 1.1 This Statement sets out the planning case in support of this submission in the context of relevant planning policy. 1.2 This Statement will demonstrate that the proposed development complies with the overall objectives of national, regional and local policy guidance and in doing so, delivers a high quality, sustainable residential development which maximises the development potential of an accessible brownfield site. Supporting Documents 1.3 This Statement should be read in conjunction with the drawings and documents included as part of the submission, particularly the Design and Access Statement (DAS) by TDO. Pre-application Consultation 1.4 A significant amount of consultation with LB Bromley, local people and stakeholders has been undertaken on behalf of the applicant prior to the submission of this application. 1.5 In summary, two requests for pre application advice were submitted to Planning Officers at LB Bromley which provided detailed feedback on the acceptability of the proposals and the design and massing of the proposals has evolved as a result of this process, as set out in the DAS. 1.6 The pre application responses accepted the use of the existing employment site for residential use in principle. Some issues were raised in relation to the massing/detailed design of the proposals and this submission includes a number of revisions to the proposals which seek to address these points as set out in detail in the DAS and summarised in this document. 1.7 On 28th January 2021, an email summarising the proposals was sent to ward councillors. A site meeting was subsequently arranged on the site on 6th February 2021 with one of the Councillors April 2021 3 Gosling Street Limited Planning Statement to discuss the proposals in detail. As a result of these discussions some changes were made to the detailed design of the proposed windows. 1.8 In addition, a short leaflet setting out the proposals was sent to local residents/stakeholders on 5th March 2021 and a copy is enclosed within Appendix 1. An email account was set up to enable comments and queries to be provided. 1.9 4 residents had responded to the consultation leaflet at the date of this report. These included; • Response dated 5/3/21 objecting to the design of the proposals, impact on traffic/congestion and local services; • Response dated 6/3/21 - raising a number of concerns regarding massing/proximity and potential impacts including noise, traffic, sunlight and daylight; • Response dated 7/3/21 – raising a number of queries regarding mitigation during construction, position of proposed windows, potential impact on services and need for mitigation regarding an underground river; and • Response dated 19/03/21 – requesting additional details including proposed heights, distances to boundary and use of first floor green roofs. Raising issues in terms of impact on light and also impact on trees. 1.10 Responses to queries raised were provided and as a result, additional information regarding the massing of the proposals in relation to surrounding residential properties in the form of a sectional diagram and roof plan was provided. These diagrams have been included within the final DAS and a copy is enclosed within Appendix 2. April 2021 4 Gosling Street Limited Planning Statement 2. The Site 2.0 The site is a 0.32 acres in size and is located to the rear of residential properties, with access provided off Albert Road, Bromley. The site falls within Flood Zone 1 and has a PTAL rating of 2 (poor). 2.1 There are currently various commercial buildings used as offices and for storage on the eastern part of the site, together with a covered vehicle storage area. The western part of the site is scrubland with some hardstanding. The surrounding area is predominately residential in nature. 2.2 We understand that the buildings have been owned and occupied by a company providing electrical services since the 1930s. The buildings on the site compromise offices, storage (Use Classes B1/B8) and vehicle parking together with various outbuildings. At the end of 2019 the owner retired, the site was purchased by our client and has been vacant since. 2.3 The existing historic employment buildings have reached the end of their useful life and clearly do not meet the standards required by modern businesses. As set out above, the existing use has ended and given the residential context of the site it is considered that a residential development would be the most appropriate long term use for the site. Planning History 2.4 There are no online planning history records available for 69 or 69a Albert Road, however the first pre application response (15/5/20) advises that an application for a single storey extension for a toilet in was submitted in 1978. 2.5 There are no TPO’s or listed buildings on or adjacent to the site and it is not located within a Conservation Area. April 2021 5 Gosling Street Limited Planning Statement 3. Proposed Development 3.0 Full details of the proposals are provided within the Design and Access Statement and planning application drawings and a summary is provided below. 3.1 The proposals involve the demolition of existing commercial buildings on the site and erection of six residential (Use Class C3), 3 bedroom dwellings on the site, with each property having private amenity space and also one allocated car parking space at ground floor level. 3.2 The proposed location and massing of the buildings reflects sunlight and daylight constraints and also the need to avoid overlooking to surrounding residential properties. 3.3 Vehicular access will be via the existing entrance off Albert Road, which the applicant has recently widened. 3.4 It is considered that the proposal responds to the significant opportunity to provide a high quality contextual residential development which maximises the development potential of an existing brownfield site while minimising the impacts on surrounding residential buildings and reflecting the massing and appearance of the existing context. April 2021 6 Gosling Street Limited Planning Statement 4. Planning Policy Framework 4.0 The proposed development has been prepared in the context of relevant policy and guidance at the national, regional and local levels. This section of the Statement sets out the policy framework against which the proposals will be assessed. Planning Policy Context 4.1 Section 38(6) of the Planning and Compulsory Purchase Act (2004) requires that decisions made under the Planning Acts are determined in accordance with the Development Plan unless other material considerations indicate otherwise. 4.2 The adopted Development Plan comprises the following; • London Plan (1st February 2021)* • Bromley Local Plan (2019) * The Mayor recently received confirmation from the Secretary of State that he is content for the Publication London Plan to be published and as a result the Publication London Plan was adopted on 1st February 2021. National Planning Policy and Guidance 4.3 The National Planning Policy Framework (NPPF), published on 19th February 2019, sets out Central Government planning policies for England and how these are expected to be applied. It is supported by National Planning Policy Guidance (NPPG), launched as an online resource on 6 March 2014, which seeks to provide further detail, clarification and guidance on national policy contained within the NPPF. The NPPG brings together and updates the previous raft of PPG documents into one online resource. 4.4 The NPPF sets out a presumption in favour of sustainable development (Para 14). This means that development which is sustainable should be approved without delay (Para 15). 4.5 The NPPF considers that good design is a key objective of delivering sustainable development and includes a requirement for local planning authorities to ensure that proposals optimise the potential of sites to accommodate development (Para 58). 4.6 The NPPF (para 59) sets out the Government’s objective of significantly boosting the supply of homes, stating that it is important that a sufficient amount and variety of land can come forward April 2021 7 Gosling Street Limited Planning Statement where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay. 4.7 The NPPF (para 124) considers that the creation of high quality buildings
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