The Planning Committee Do?

Ealing Borough Council Democratic Services Officer: Town Hall Mwim Chellah New Broadway Direct Line: 020 8825 6588 London W5 2BY Email: ChellahM@ealing.gov.uk

Planning Committee

Venue: Council Chamber, Town Hall, New Broadway, Ealing, W5 2BY Date and Time: Wednesday, 17 October 2018 at 19:00

Plans will be on display inside the Council Chamber in advance of the meeting.

Membership of Planning Pool from which the members for the meeting will be drawn: Councillors Manro (Chair), Donnelly (Vice-Chair), Ahmed M, Ahmed S, Anand P, Ball, Blacker, Busuttil, Conlan, Joanna Dabrowska, Seema Kumar, Mahmood, Martin, Millican, Joy Morrissey, Raza, Rice, Stafford A, Stafford G, Steed, Summers, Sumner, Wall L, Wall R, and Woodroofe. AGENDA

N.B. Please note the attached site visit details and agreed seating arrangements as set out in the guide to proceedings.

Open to Public and Press

Membership: Councillors Manro (Chair), Donnelly (Vice-Chair), Munir Ahmed, Shahbaz Ahmed, Praveen Anand, Ball, Blacker, Millican, Raza, Rice, Summers, Sumner and Woodroofe.

1 Apologies for Absence

Page 1 of 272 2 Urgent Matters

3 Declarations of Interest

4 Matters to be Considered in Private

5 Minutes To approve as a correct record the minutes of the meeting held on 19th September 2018.

PLANNING COMMITTEE MINUTES 19 SEPT 2018 7 - 16

6 Site Visit Attendance

Site visits list 13 October 2018 17 - 18

7 Committee Schedule

ITEM 01 - Part Of The Former Barclays Sports Ground Park 19 - 60 View Road Ealing W5 2JF - MAP ITEM 02 & 03 - King Fahad Academy For Girls 123-127 Little 61 - 108 Ealing Lane Ealing W5 4EJ - MAP ITEM 04 - SKLPC Community Centre And Sports Ground India 109 - 140 Gardens Northolt ITEM 05 - Land to r.o The Red Lion Public House and r.o 19-21 141 - 176 St Mary's Road Ealing W5 5RA - MAP ITEM 06 - 1 Whitehall Gardens Acton W3 9RD - 182816FUL - 177 - 204 MAP ITEM 07 - The Arches Business Centre Merrick Road Southall 205 - 272 UB2 4AU - MAP 8 Date of Next Meeting The next meeting will be held on 21st November 2018.

Paul Najsarek, Chief Executive, 9th October 2018.

Page 2 of 272

Page 3 of 272 *Please switch off all mobile phones*

**Fire or Emergency** — If an alarm sounds please leave by the nearest exit and gather in front of Perceval House on Uxbridge Road. PlanningWelcome East to Committee the Planning - 4th Committee July 2001

**Please note that entry to the Public Gallery is up a steep staircase. Persons suffering from a physical impairment which would not permit them to climb stairs are welcome to be seated at the back of the Council Chamber**

What does the Planning Committee do?

 Decides approximately 5% of applications made for planning permission within the borough (a senior Planning Officer decides the rest).  Decides applications for listed building consent.  Decides applications for conservation consent.  Approves enforcement action against work carried out without prior permission.  Is responsible for carrying out the Council’s conservation policies within the borough.

Agenda

Spare copies of the agenda are available at the meeting. In addition, all Committee reports are available via the Council's Internet site:

http://ealing.cmis.uk.com/ealing/Committees/tabid/62/ctl/ViewCMIS_CommitteeDetails/mid/ 381/id/15/Default.aspx

Planning applications being considered at tonight’s meeting are listed on the pink schedule attached. The reports of the Planning Officers are on the white papers with recommendations on whether to allow or refuse the application.

Who is present at the meeting?

Elected Councillors make up the membership of the Committee and they decide whether applications should be allowed or refused. Also present are a Senior Planning Officer, a Legal Adviser, a Committee Officer (Democratic Services Officer), and any other Officers as necessary (e.g., Environmental Health Officer).

Page 4 of 272 The layout used is:

LG L A E RY

Planning P L U B I C Committee

Councillors Officers/ Ward Registered Councillors Speakers

Legal Officer Planning Officer Chairman Committee Committee Officer

SCREEN

Public Speaking

Public Speakers will have registered with the Council in accordance with the agreed protocol and are permitted a maximum of three minutes each, apart from when an interpreter is used. If an interpreter is used, the submission will be limited to six minutes. One speaker may be heard in objection and one speaker may be heard on behalf of the applicant, for any application on the Agenda. Where members of the public have registered to speak in advance of the meeting, these applications will be taken first. Although other members of the public are not permitted to speak, they are welcome to sit, listen and observe the meeting.

Filming / Recording

The Council asks that anyone wishing to record or film its meetings notifies the Democratic Services Department in advance — please send these requests to Keith Fraser, Head of Democratic Services, Perceval House, Ealing Council, 14-16 Uxbridge Road, Ealing W5 2HL; alternatively email [email protected] or [email protected]. Where this has not been possible, please inform the Chair at the start of the meeting of your intentions and be aware that the Chair of the meeting has the discretion to halt any recording for a number of reasons, including disruption caused or the nature of the business being conducted. Anyone filming or recording a meeting is asked to only film or record those actively participating. The Council expects that recording will not be edited in a way that could lead to misinterpretation of the proceedings. A copy of the Council’s protocol is available on the Council’s website (https://www.ealing.gov.uk).

Page 5 of 272 Site Visits

Site Visits are generally held the Saturday morning before the Committee meeting. However, site visits can also be made at a later date arising from a decision of the Committee.

Decisions

The Committee can take decisions which include:

 planning permission is granted (allowed) with or without conditions attached;  approval subject to a legal agreement being signed;  refusal, i.e., planning permission is not granted; or  referral (deferred), e.g., for further reports or a site visit.

If an application is not clearly gaining consensus from the Committee, then a vote will be taken by means of a show of hands and a simple majority will win. If there is no majority, then the Chair will vote a second time.

Record of Decisions

The minutes from tonight's meeting will be available ten working days after the meeting. These will be available from the Committee Section and, also on the Council's website (https://www.ealing.gov.uk). The Planning Department will also send decision letters to the applicants.

Thank you for attending this meeting of the planning committee. If you have any comments on how you feel this meeting could be better organised or improved, please send these to Keith Fraser, Head of Democratic Services, Perceval House, Ealing Council, 14-16 Uxbridge Road, Ealing W5 2HL. Alternatively email [email protected] or [email protected].

Page 6 of 272 Planning Committee — 19th September 2018

PLANNING COMMITTEE

Wednesday 19th September 2018 at 7:00 pm.

MINUTES

PRESENT: Councillors Donnelly (Vice-Chair), Munir Ahmed, Shahbaz Ahmed, Praveen Anand, Busuttil, Joanna Dabrowska, Martin, Mahmood, Raza, Rice, Alexander Stafford, Summers and Woodroofe.

IN ATTENDANCE:

Steve Barton Strategic Planning Manager Mwim Chellah Democratic Services Officer Alan Corcoran Planning Officer Alison Luff Lawyer Paul Ricketts Principal Planner David Scourfield Chief Planning Officer Demetri Prevatt Planning Officer

1. Apologies for Absence

There were none.

2. Urgent Matters

There were none.

3. Matters to be Considered in Private

There were none.

4. Declarations of Interest

There were none.

5. Minutes — 18th July 2018

The Committee considered the minutes of the meeting held on Wednesday 18th July 2018.

RESOLVED: that the minutes of the meeting held on 18th July 2018 be agreed and signed by the Vice-Chair as a correct record of the meeting.

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 1

Page 7 of 272 Planning Committee — 19th September 2018

6. Site Visit Attendance

The Vice-Chair, together with a number of Committee Members, attended site visits on 15th September 2018.

7. Committee Schedule - Planning Applications and Member Engagement in the Planning Process Report

The Vice-Chair informed the meeting that Item 06 on the Committee Schedule, Member Engagement in the Planning Process, had been withdrawn.

The Vice-Chair set out the order in which the planning applications would be considered. Item 05 would be considered first, thereafter the items would be taken in serial order – 01, 02, 03 and 04.

Application 05 in respect of 42 Creswick Road, Acton, W3 9HF (Acton Central Ward)

Proposal: Redevelopment comprising a two-storey residential building with basement and roof level accommodation to provide nine self-contained flats (following demolition of existing dwelling house); and associated amenity spaces, cycle storage, refuse storage, and vehicle parking.

Alison Luff, Lawyer, drew Members’ attention to a point of law, relating to ownership certification, reflected in an amended recommendation — contained in the Briefing Note.

Demetri Prevatt, Planning Officer, introduced the application and referred members to the additional information provided in the Briefing Note. The Committee was recommended to approve the application.

Danielle Plank, a local resident at the neighbouring 44 Creswick Road, spoke on behalf of all objectors. She stated that the proposed application would result in over densification, and the detrimental impact of the basement had not been considered. There was concern that the basement excavation would cause structural problems for neighbouring properties. Further, the development would result in some units directly overlooking her garden, and the building line would extend into their garden resulting in “garden grabbing”, as there would be reduction of garden depth. The neighbourhood’s open character would be compromised and the proposal would be out of keeping with local properties.

Luke Pulham, the architect for the proposal represented the applicant, and responded to the objector’s concerns. He stated that the current building was in a poor condition, and the proposed application would comprise a mix of one-, two-, and three-bedroom units. The proposed plans demonstrated that the overall width of the building would be reduced in relation to 40 Creswick Road and would be no closer to 44 Creswick Road than the current building. There would be a gap of 4 metres between 40 Creswick Road and the proposed development. The proposed ridge height would match the existing ridge height

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 2

Page 8 of 272 Planning Committee — 19th September 2018 with a hipped roof sympathetic to properties in the street. It would have bar feature windows that could address general concerns on over-looking. Private amenity space had been omitted to address neighbouring concerns and the garden would be retained for communal use.

Councillor Daniel Crawford, Ward Councillor, echoed the objector’s sentiments on density and being also being out of character with the local area. There had been no proper studies on the impact of the basement excavation on neighbouring properties. There was need to seek assurances that trees would be kept should planning permission be granted.

The Vice-Chair then invited the Committee’s comments on the application.

Councillor Dabrowska was concerned about the lack of communal food waste storage facilities in the proposed application and requested that it formed part of the conditions for granting planning permission.

Councillor Summers was minded to favour the application because the proposal would meet the need for those seeking smaller units, however, he reiterated the need to seek assurances that trees would be kept should planning permission be granted.

Councillor Rice felt subsidence had not been fully addressed regarding basement excavation.

Councillor Alexander Stafford sought clarity on whether the proposed application met daylight and internal floor space standards.

Councillor Woodroofe requested that allowing trees to stay be part of the conditions for granting planning permission.

Officers advised that the developer intended to keep the trees. Subsidence would be addressed through the construction management plan and structural enforcement. Recycling, refuse and food waste storage spaces would have to meet the requirements of the Local Planning Authority.

The Vice-Chair then asked that the Committee proceed to vote on the application.

RESOLVED: Recommendation agreed to GRANT planning permission subject to the completion of legal agreement and conditions in the agenda report and briefing note. Additional clause to recommendation agreed to result in new recommendation as follows:

Recommendation

Grant subject to:

1) expiration of 21-day notice period for owner of subject land; The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 3

Page 9 of 272 Planning Committee — 19th September 2018

2) completion of a Section 106 Legal Agreement; and 3) Conditions.

Additional Condition as listed below:

12. Trees

No trees that are shown to be retained in the Approved Plans listed in Condition 2 shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed. Any trees removed without consent or dying or being severely damaged or becoming seriously diseased within five (5) years from the completion of the development hereby permitted shall be replaced in accordance with trees of similar size and species unless the Local Planning Authority gives written consent to any variation.

Reason: To secure protection of trees, shrubs and hedges growing within the site which are of amenity value to the area in accordance with policies 5.10 of the London Plan (2016); 1.1 (e) (i) and 1.2 (d) of the Local Development Framework (Core) Strategy (2012); and 5.10 of the Ealing Development Management Development Plan (2013).

Additional informative as listed below:

14. Communal food waste storage shall be provided in accordance with Ealing’s Draft Waste Management Guidelines for Architects and Developers (2018).

Application 01 in respect of Former Honda Garage, 1-23 Merrick Road, Southall, UB2 4AG (Norwood Green Ward)

Proposal: Application for a Minor Material Amendment (S73) to vary conditions 2 (Approved Drawings), 6 (Construction Management Plan), 11 (Ultra-Low NOx Gas Boilers Dry NOx Emission Below 40mg/KWh) , 12 (Sustainable Design and Construction for Residential), 13 (Overheating and Cooling), 18 (Site Contamination), 19 (Submission of Remediation Scheme) and 26 (Piling Method Statement) of planning permission ref: 164160FUL dated 17/08/2017 for 'Redevelopment of the site to provide a 5-12 storey perimeter building to accommodate 170 residential units, amenity space at first, fifth, seventh and eighth floor level, car and cycle parking, refuse storage, vehicular access from Bridge Road and landscaping'. Minor amendments alter/increase the residential units from 170 to 191 (an addition of 21) residential units; the massing/storey heights from 5- 12 storey to a 5-14 storey perimeter building; and take account of previously agreed condition details

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 4

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Steve Barton, Strategic Planning Manager, introduced the application and referred members to the additional information provided in the Briefing Note. The Committee was recommended to approve the application.

There was no objector to the application.

The Vice-Chair then invited the Committee’s comments on the application.

Councillor Woodroofe was concerned that there was no CPZ parking in the proposal. How would the disabled bays be “policed” and kept secure, as the area was busy at weekends with a number of events taking place nearby?

Councillor Dabrowska sought clarity on communal food waste storage facilities, and also on the additional number of units.

Officers advised that the disabled bay units would be for use by “blue badge holders” only and that the area would be patrolled by parking enforcement officers. Officers also advised that there would be 21 additional units and that recycling and waste disposal spaces would be added.

Councillor Mahmood was minded to support the application because the additional 21 units were “minor” in relation to the overall proposed development.

Councillor Mahmood proposed to proceed to a vote, seconded by Councillor Anand.

The Vice-Chair then moved the discussion to a close and asked that the Committee proceed to vote on the application.

RESOLVED: Recommendation agreed to GRANT planning permission subject to the completion of a deed of variation to the legal agreement and conditions in the agenda report and briefing note.

Application 02 in respect of Moullin Hostel, 24-26 Mount Park Road, Ealing, W5 2RT (Ealing Broadway Ward)

Proposal: Revision to the existing consent for Moullin House site, to include 1 No. additional floor of residential accommodation. This application is for 37 No. units in total. Erection of six-storey building atop double basement to provide 9 No. x 1 bedroom; 27 No. x 2 bedroom and 1 No. x 3 bedroom units with ancillary residential accommodation and storage; 19 No. car parking spaces and 65 No. cycle spaces and associated soft and hard landscaped areas.

Paul Ricketts, Principal Planner, introduced the application and referred members to the additional information provided in the briefing note. The application was recommended

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 5

Page 11 of 272 Planning Committee — 19th September 2018 for conditional approval subject to a Section 106 agreement and the Committee was urged to approve the application.

Laurence Read, from the Haven Green Conservation Area Advisory Panel, spoke on behalf of all objectors. The original locally listed building was four storeys high and the developers had “promised” that the new building would be one storey more than the original one, with the process ending in approval by delegated authority. However, the new application was for a six-storey building, which had increased the number of flats from 29 to 37. That would have a severe effect on the character and appearance of the Conservation Area, and neighbours on all sides would suffer loss of light and privacy — Mount Park Road to the north, Kings Avenue to the east, and the flats in Parklands to the south.

Barnaby Johnston, the architect for the proposed development represented the applicant, and responded to the objectors’ concerns. It was a consented scheme that was being implemented and not increased. There would be “considerable” distance to other properties, particularly on Kings Avenue, and the additional storey would be “difficult” to see from Mount Park Road. There would be no windows overlooking 28 Mount Park Road – the direct neighbour.

The Vice-Chair then invited Committee Members to comment and ask questions.

Councillor Martin considered that the proposed development would “unbalance” the consented design and would be “overbearing”, which was not in keeping with the Conservation Area.

Councillor Anand stated he would be voting against the proposal.

Councillor Alexander Stafford felt the additional storey would be “out of keeping” with the character of the area.

Councillor Woodroofe was “taken aback” by the scale and size of the proposal.

Councillor Dabrowska felt the proposal was flawed on two fronts: it was “too high” when measured in metres, as considering number of storeys was not wholly accurate; and the vehicular access to the building would pose a “dangerous approach” for motorists.

Officers advised that the proposal was a substantial building and was considered to be well screened from the general street scene by the mature trees on the Mount Park Road site frontage. It was the neighbouring building at 22 Mount Park Road which could be viewed when approaching from Haven Green. The architecture was of high quality and its external materials would respond to the site’s constraints particularly the two direct neighbours — 22 and 28 Mount Park Road.

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 6

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The Vice-Chair then moved the discussion to a close and asked that the Committee proceed to vote on the application.

RESOLVED: Recommendation OVERTURNED — planning permission REFUSED for the following reason:

The proposed development would, by reason of its massing, scale, bulk, height and design, represent an incongruous form of development, which is an overdevelopment of the site, and would be detrimental to the character and appearance of the Mount Park Conservation Area and to the amenities of adjoining residents at 28 Mount Park Road. As such it would be contrary to: the National Planning Policy Framework (2018); Policies 3.5, 7.1, 7.4, 7.6 and 7.8 of 'The London Plan 2016'; Policies 3.5, 7A, 7.4, 7B and 7C of the adopted Ealing Development Management Development Plan Document (2013); and policies 1.1(h) and 1.2(g) of the adopted Ealing Development (or Core) Strategy 2026 Development Plan Document (2012).

Application 03 in respect of Ealing Hammersmith and West London College, Gunnersbury Lane, Acton, London, W3 8UX (South Acton Ward)

Proposal: Demolition of existing buildings and construction of part three, part six, part seven, part eight, part eleven, part twelve and part thirteen-storey development over basement with educational use (Class D1) at ground, first and second floors to accommodate a 6FE secondary school and residential use (Class C3) on upper levels containing 113 units (57 x 1 bed, 54 x 2 bed and 2 x 3 bed); construction of a two-storey residential building (use class C3) fronting Mill Hill Road containing three self-contained units (2 x 2 bed and 1 x 3 bed); and associated bin and cycle storage, hard and soft landscaping and boundary treatment work, sports hall, outdoor play space, new parking area and other associated works.

Alan Corcoran, Planning Officer, introduced the application and referred members to the additional information provided in the Briefing Note. The Committee was recommended to approve the application.

Jonathan Derby spoke in objection to the application. The proposal would alter the quiet nature of the area, especially the use of the school ground for outdoor activities. Traffic issues had not been fully considered and CPZ enforcement should be carried out if planning was granted.

Jeff Field, from Jones Lang LaSalle (JLL), and Peter Haylock, from Ark West London Trust, spoke for the applicant. The proposal would create a new school where none exists as well as affordable housing. The developer was one of the largest academies in the country, and there was need to deliver secondary school places in Acton, with educational standards that were of high quality.

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 7

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The Vice-Chair then invited Committee Members to comment and ask questions.

Councillor Dabrowska was concerned about the lack of waste storage facilities, and also asked which units would be “affordable”, and on “London Living Rent” terms, and whether those on discount market sale rates would be offered in “perpetuity”. She was concerned that space was limited with not enough room for a bus to “turn-around”. It was suggested that lighting be enhanced to improve security in the area especially after dark.

Councillor Martin queried what the hours of operation would be.

Councillor Mahmood asked how community facilities would be used in the evenings, and whether the two entrances, on the side and main roads, would be used by both the school and residents/tenants.

Councillor Rice wanted the design of this mixed-use development not to “infringe” on school children going to or leaving school.

Officers advised that any ancillary internal community use would not be permitted between 10 pm and 8 am from Monday to Sunday, while the use of the external sports areas would not be permitted between 9 pm and 9 am from Monday to Friday, and between 6 pm and 10 am on Saturdays and Public/Bank Holidays.

Block A would contain affordable rent and London Living Rent units with one-bed, two- bed and three-bed units provided, while blocks B and C would contain discount market sale and private sale units. Discount market sale units would be offered in perpetuity.

There would be separate entrances to the school and housing units, which would not inconvenience pupils.

The Vice-Chair then moved the discussion to a close and asked that the Committee proceed to vote on the application.

RESOLVED: Recommendations agreed to GRANT planning permission subject to the completion of legal agreement, conditions in the agenda report and briefing note and Stage 2 referral to the Greater London Council.

Additional informative as listed below:

10. Communal waste storage shall be provided in accordance with Ealing's Draft Waste Management Guidelines for Architects and Developers (2018).

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 8

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Application 04 in respect of Land East of Southall Railway Station, Merrick Road, UB2 4AU

Proposal: Construction of pedestrian and cycle bridge linking Merrick Road and Park Avenue, including removal of temporary buildings to allow for the siting of a temporary construction compound.

Paul Ricketts, Principal Planner, introduced the application. The Committee was recommended to approve the application.

The Vice-Chair then invited Committee Members to comment and ask questions.

Councillor Woodroofe was disappointed that the design did not consider disabled users (wheelchair users).

The Vice-Chair queried whether steps could be adapted for cycle ramps and wheelchairs.

Councillor Dabrowska suggested that planning designs should have, as a policy objective, where ramps are constructed alongside steps, which could be used for wheelchairs and push-chairs. That is similar to what was achieved in other parts of Europe, and was an inexpensive way of achieving disabled access.

Officers shared Councillors’ disappointment on the lack of disabled access, as well as for pushchairs. It was envisaged that when funds became available lifts would be added.

The Vice-Chair then moved the discussion to a close and asked that the Committee proceed to vote on the application.

RESOLVED: Recommendation agreed to GRANT planning permission conditions in the agenda report.

8. Date of the Next Meeting

It was noted that the next meeting would take place on Wednesday, 17th October 2018, at 7:00 pm.

The meeting ended at 9:00 pm.

COUNCILLOR DONNELLY (VICE-CHAIR) …..…………………………………………

The minutes should be read in conjunction with the agenda for the meeting. They are subject to approval and signature at the next meeting of this Committee. Page 9

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Page 16 of 272 Planning Committee: 17th October 2018 Schedule for Site Visits: 13th October 2018

The minibus will collect members in front Perceval House in the on-site lay-by adjacent to staff entrance off Longfield Avenue Ealing W5 at 9.00 am.

SITE PROPOSAL APPROX TIME

1. SKLPC Community Centre Demolition of all existing buildings on the 09:20am And Sports Ground site; retention and enhancement of India Gardens existing outdoor sports grass cricket Northolt pitch and creation of new outdoor grass UB5 6RE pitch; floodlighting and permeable hard landscaping; erection of a new community sports building (providing supporting facilities to the outdoor sports pitches including changing rooms, kitchens, spectator seating and viewing areas approx 5436m2) including indoor multi-use sports halls and gym, multi- use meeting/function rooms; cafe; erection of detached single storey groundskeeper's residence; associated landscaping; car parking; creation of new pedestrian, cycling and vehicular access (including a new vehicular access onto West End Road); and associated drainage and infrastructure works.

2. Part Of The Former Barclays Construction of part single, part two and 10:00am Sports Ground part four-storey building for use as a 6.5 Park View Road Form Entry Secondary School (1,330 Ealing W5 2JF pupils) to east of site; installation of multi-use games area; vehicle access widening on Park Road; and associated hardstanding and boundary treatment works; and refuse and cycle parking storage

3. King Fahad Academy For Girls Demolition of two and three-storey 10:30am 123-127 Little Ealing Lane extensions (to north and south of Place Ealing House) and replacement with part W5 4EJ single, part two and part three-storey extensions for use as a four form entry secondary school and sixth form (840 pupils); refurbishment of Place House, garden folly and gate house; associated hardstanding and boundary treatment works; and refuse and cycle parking storage

Page 1 of 1 Page 17 of 272

Page 18 of 272 ITEM 01 - Part Of The Former Barclays Sports Ground Park View Road Ealing W5 2JF

Page 20 of 272 Planning Committee 17/10/2018 Schedule Item 01

Ref : 183238FUL

Address: Part Of The Former Barclays Sports Ground, Park View Road, Ealing, London, W5 2JF

Ward: Hanger Hill

Proposal: Construction of part single, part two and part four-storey building for use as a 6.5 Form Entry Secondary School (1,330 pupils) to east of site; installation of multi-use games area; vehicle access widening on Park View Road; and associated refuse and cycle parking storage, hardstanding and boundary treatment works.

Drawing numbers:

FS0403-HKS-90-ZZ-DR-A-4000-Rev-1; S0403-HKS-20-00-DR-A-1001-Rev-02; FS0403- HKS-20-01-DR-A-1001-Rev-02; FS0403-HKS-20-02-DR-A-1001-Rev-02; FS0403-HKS- 20-03-DR-A-1001-Rev-02; FS0403-HKS-20-04-DR-A-1001-Rev-07; FS0403-HKS-20- ZZ-DR-A-3001-Rev-02; FS0403-HKS-20-ZZ-DR-A-2003-Rev-02; FS0403-HKS-20-ZZ- DR-A-2002-Rev-02; FS0403-HKS-20-ZZ-DR-A-2001-Rev-02; 0493-PLI-ZZ-Z1-DR-L- 0210-Rev-P01; 0493-PLI-ZZ-Z1-DR-L-0120-Rev-P05; 0493-PLI-ZZ-Z1-DR-L-0310-Rev- P01; 0493-PLI-ZZ-Z1-DR-L-0140-Rev-01; FS0403-HKS-21-ZZ-DR-A-8001-Rev-P01; CC-(6.1)-8a; FS0403-PLI-ZZ-ZZ-DR-L-0050-Rev-P01; Drainage Assessment Form, prepared by PEP Civil and Structures LTD, dated 06.07.18; Flood Risk Assessment Strategy, ref: 469118–PEP–00–XX–RP–C–6210-Rev-P01, prepared by PEP Civil and Structures LTD, dated 06.07.2018; Flood Risk Assessment-Rev-P02, ref: 469118–PEP– 00–XX–RP–C–6200, prepared by PEP Civil and Structures LTD, dated 19.07.2018; BREEAM 2014 Education (Schools) Pre-Assessment Report-Rev-03, prepared by Hoare Lea, dated 02.07.2018; Delivery and Service Management Plan, prepared by Iceni Projects, dated July 2018; Construction Management and Logistics Plan-Rev-03, prepared by Kier, dated 06.07.18; ALE-F-L-68-001-Rev-P1; ALE-F-L-68-301-Rev-P1; ALE-F-L-68-201-Rev-P1; ALE-F-L-68-101-Rev-P1; Community Use Agreement, prepared by Ada Lovelace School, dated June 2018; Environmental Management Plan- Rev 02, prepared by Kier, dated 02.07.18; 0493-PLI-ZZ-Z1-DR-L-0310-Rev-P01; FS0403-PLI-ZZ-ZZ-DR-L-0300-Rev-P06; 001-Rev-A; BS5837:2012 Tree Schedule, prepared by Wharton, dated 17.10.17; Transport Assessment, prepared by Iceni Projects, dated July 2018; Sustainability Statement-Rev-02, prepared by Hoare Lea, dated 06.07.2018; Statement of Community Involvement, prepared by Iceni Projects, dated July 2018; Planning Statement, prepared by Iceni Projects, dated July 2018; Environmental Noise Impact Assessment-Rev-04, prepared Mach Acoustics, by dated 27.09.2018; Landscape, Townscape and Visual Impact Assessment-Rev-02, prepared Plincke, dated June 2018; ‘Intrusive Geo-Environmental and Geotechnical Site Investigation’, ref: J-W0622.00_R0, prepared by Opus, dated November 2017; Design and Access Statement, ref: FS0403-HKS-ZZ-ZZ-RP-A-0001-Rev-02, prepared by Kier, dated 05.07.18; Daylight, Sunlight and Overshadowing Assessment, prepared by Iceni Projects, dated July 2017; Ecological Review Outline Biodiversity Enhancement Strategy-Rev-02, prepared by Ecology and Land Management, dated 06.07.18; Air Page 1 of 39

Page 21 of 272 Planning Committee 17/10/2018 Schedule Item 01

Quality Preliminary Air Quality Assessment-Rev-01, prepared by Hoare Lea, dated 27.06.18; Air Quality Addendum, Air Quality Assessment-Rev-03, prepared by Hoare Lea, dated 02.08.18; Air Quality Assessment, Supplementary Note, prepared by Hoare Lea; Transport Assessment Addendum, prepared by Iceni Projects, dated August 2018; Transport Assessment Addendum, prepared by Iceni Projects, dated 22.08.18; Letter, Ref: 18/042, RE Playing Pitches to Mr. M Furnish (Sport England), prepared by Iceni Projects, dated 22.08.18; Letter, RE Use of Land to Mr. M Furnish (Sport England), prepared by Parkview International London Ltd, dated 19.09.18; Daylight, Sunlight and Overshadowing Assessment (Addendum), prepared by Iceni Projects, dated August 2018; Bat Emergence/Activity Survey, prepared by ASW Ecology, dated September 2018); Overheating Summary Contractor’s Proposals-Rev-03, prepared by Hoare Lea, dated 13.09.18; Energy Statement-Rev-05, prepared by Hoare Lea, dated 25.09.2018; An Archaeological Desk-Based Assessment, ref: 14364, prepared by Archaeological Solutions, dated 28.09.18; 0493-PLI-ZZ-Z1-DR-L-0220-Rev 02.

Type of Application: Full Application

Application Valid: 18.07.2018

Report by Alan Corcoran

Recommendation: Grant full planning permission subject to Section 278 Agreement and Section 106 Legal Agreements and conditions:

Executive Summary

The 2.23-hectare site is a vacant brownfield site predominantly designated for school use (site S-EAL4 of Ealing’s Planning for Schools DPD, 2016) to accommodate a new 6.5 FE secondary school. The south-west of the site is designated as Metropolitan Open Land (MOL) and Community Open Space (COS), while the east of the site forms part of a Green Corridor.

The proposal consists of the construction a 10,024 sq. m. school building to accommodate a 6.5 form entry (FE) secondary school with capacity for 1,330 students and 115 Full Time Equivalent (FTE) staff.

The entire school building footprint would be located on land designated for school use and is therefore acceptable in principle. The hardstanding Multi Use Games Area (MUGA), informal grass play space and associated fences located on MOL and COS are considered appropriate outdoor recreation facilities in accordance with the NPPF and are therefore acceptable in principle. The proposed hardstanding coach turning circle and path on MOL and COS would be “inappropriate” by definition, however, very special circumstances (VSC) have been demonstrated, it would not result in an impact upon the visual openness of the land and the very modest harm would be outweighed by the significant benefits. As such, the hardstanding is acceptable. Development within the Green Corridor are considered acceptable as the proposal would utilise significant urban greening measure to enhance the biodiversity value of the area such as green roofs, green facades, tree and hedge planting and wildflower meadows.

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The building itself is considered an exemplar school design which would not unduly impact on residential amenity, while the community would benefit from access to a new multi-use sports hall, dance and drama studios and three outdoor MUGA’s.

491 public representations have been made with 395 representations supporting the new school and community facilities and 92 representations objecting. Notably, Hanger Hill (Haymills) Estate Conservation Area Panel and Ealing Cricket Ground Conservation Area Panel neither support nor object the application, while the Resident's Association of Madeley and Westbury Roads support the principle of a new school but not in the proposed location and object due to concerns regarding air pollution, road safety and traffic congestion.

The application has been assessed in terms of the principle, character and appearance, residential amenity, transport, noise and air quality, heritage, energy and sustainability, flood risk and drainage and landscaping and trees. It is considered that the proposal is acceptable and would be consistent with the aims of the relevant policies of the National Planning Policy Framework, The London Plan, Ealing’s Development (Core) Strategy, Development Management DPD and the Planning for Schools DPD.

It is recommended that planning permission should be approved subject to conditions and a Section 278 and Section 106 Legal Agreement.

Section 278

1. Provision of a toucan crossing on North Circular Road (A406).

Section 106

2. Carbon offset clause; 3. Community Use Agreement

And the following financial contributions:

4. £20,000 towards a school safety zone on Park View Road and the North Circular Road (school keep clear markings, school signs and surface treatment) to be provided by the Council’s Transport Service;

5. £15,000 towards school travel plan initiatives (after school bike club over three years, Dr Bike sessions, CTUK Bike maintenance training, etc.) to be provided by the Council;

6. £15,000 towards CPZ review and extension to be provided by the Council’s Transport Service;

7. £60,000 towards the installation install a raised zebra crossing near the school entrance on Park View Road to be provided by the Council’s Transport Service;

8. £80,000 towards safety improvements including installing a signal crossing point at the junction of Hillcrest Road and the North Circular Road, improving to be provided by the Council’s Transport Service;

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9. £20,000 towards upgrading and altering the cycle lane layout on the eastern end of Woodville Gardens to be provided by the Council’s Transport Service;

10. £20,000 towards junction improvements and footpath widening at Madeley Road and the North Circular Road to be provided by the Council’s Transport Service;

11. £40,000 towards resurfacing the shared cycle path along the North Circular Road between Madeley Road and Hillcrest Road to be provided by the Council’s Transport Service;

12. £2,706 for post-construction energy monitoring for a period of three years to be provided by the Council’s service provider, Energence Ltd.

Conditions

Time Limit – 3 years

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with the provisions of the Town and Country Planning Act 1990 (as amended).

Approved Plans

2. The development hereby permitted shall be carried out in accordance with the following approved documents and plans:

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Page 24 of 272 Planning Committee 17/10/2018 Schedule Item 01 dated July 2018; Planning Statement, prepared by Iceni Projects, dated July 2018; Environmental Noise Impact Assessment-Rev-04, prepared Mach Acoustics, by dated 27.09.2018; Landscape, Townscape and Visual Impact Assessment-Rev-02, prepared Plincke, dated June 2018; ‘Intrusive Geo-Environmental and Geotechnical Site Investigation’, ref: J-W0622.00_R0, prepared by Opus, dated November 2017; Design and Access Statement, ref: FS0403-HKS-ZZ-ZZ-RP-A-0001-Rev-02, prepared by Kier, dated 05.07.18; Daylight, Sunlight and Overshadowing Assessment, prepared by Iceni Projects, dated July 2017; Ecological Review Outline Biodiversity Enhancement Strategy-Rev-02, prepared by Ecology and Land Management, dated 06.07.18; Air Quality Preliminary Air Quality Assessment-Rev-01, prepared by Hoare Lea, dated 27.06.18; Air Quality Addendum, Air Quality Assessment-Rev-03, prepared by Hoare Lea, dated 02.08.18; Air Quality Assessment, Supplementary Note, prepared by Hoare Lea; Transport Assessment Addendum, prepared by Iceni Projects, dated August 2018; Transport Assessment Addendum, prepared by Iceni Projects, dated 22.08.18; Letter, Ref: 18/042, RE Playing Pitches to Mr. M Furnish (Sport England), prepared by Iceni Projects, dated 22.08.18; Letter, RE Use of Land to Mr. M Furnish (Sport England), prepared by Parkview International London Ltd, dated 19.09.18; Daylight, Sunlight and Overshadowing Assessment (Addendum), prepared by Iceni Projects, dated August 2018; Bat Emergence/Activity Survey, prepared by ASW Ecology, dated September 2018); Overheating Summary Contractor’s Proposals-Rev-03, prepared by Hoare Lea, dated 13.09.18; Energy Statement-Rev-05, prepared by Hoare Lea, dated 25.09.2018; An Archaeological Desk-Based Assessment, ref: 14364, prepared by Archaeological Solutions, dated 28.09.18; 0493-PLI-ZZ-Z1-DR-L-0220-Rev 02.

Reason: For the avoidance of doubt and in the interests of proper planning.

Sample of Materials

3. Notwithstanding the plans hereby approved, details of materials and finishes to be used for the external building surfaces and samples of the proposed bricks, and mortar shall be submitted to and approved by the Local Planning Authority prior to the commencement of development (excluding ground works and site clearance). The development shall be carried out in accordance with these approved details and retained as such thereafter.

Reason: To ensure that the materials harmonise with the surroundings in accordance with Policies 7.1, 7.4 and 7.6 of the London Plan and Policy 7B of Ealing’s Development Management DPD.

Window Reveals and Brick Detail

4. The approved window reveal depths and brickwork detailing shall be constructed in accordance with drawing ref: FS0403-HKS-21-ZZ-DR-A-8001-Rev-1.

Reason: To secure architectural detailing in accordance with Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of the Ealing Development Management DPD.

Demolition and Construction Management Plan

5. Prior to the commencement of development hereby approved (including initial site clearance and ground works), a Construction Management Plan shall be submitted to

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Page 25 of 272 Planning Committee 17/10/2018 Schedule Item 01 and approved by the Local Planning Authority. The plan shall include the following details:

1) on-site construction worker parking; 2) routes the traffic will use and the number, frequency and size of construction vehicles; 3) delivery times and locations; 4) vehicle manoeuvring including swept path diagrams to demonstrate how construction vehicles will access the site, turn into and emerge from the site in forward gear, including details of any temporary vehicle access points; 5) procedures for on-site contractors to deal with complaints from residents; 6) measures to control measures for dust, noise, vibration, lighting; 7) undertaking for all ‘Non-Road Mobile Machinery’ (NRMM) to be used during the construction of the development to be registered on the NRMM register and meet the Stage IIIB emission criteria of Directive 97/68/EC.

The approved details shall be implemented throughout the demolition and construction period.

Reason: In the interest of safety and to protect residential amenity in accordance with Policies 5.3, 6.14, 7.14 and 7.15 of the London Plan and Policy 7A of Ealing’s Development Management DPD.

Cycle Parking

6. 180 covered (long-stay) cycle parking spaces and 14 uncovered (short stay) cycle parking spaces shall be installed prior to the first use of the development hereby permitted in accordance with the approved plan reference: 0493-PLI-ZZ-Z1-DR-L-0120- Rev-P05 and shall thereafter permanently be retained.

Car Parking

7. Ten standard car parking spaces, one enlarged car parking space and one disabled car parking space shall be provided in accordance with the approved plan reference: 0493-PLI-ZZ-Z1-DR-L-0120-Rev-P05 prior to the first use of the development hereby approved and shall be retained as such thereafter.

Reason: To ensure adequate disabled car parking and vehicle charging points are provided in accordance with Policy 6.13 of the London Plan, Policy T6.5 of the Draft London Plan.

Electric Vehicle Charging Points

8. Prior to first use of the development hereby permitted, at least 20% of car parking spaces shall be fitted with active vehicle charging facilities, while passive provision shall be provided on all remaining spaces. These spaces shall permanently be retained as such thereafter (unless they are being upgraded to active charging spaces).

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Reason: To ensure appropriate infrastructure for electric or Ultra-Low Emission vehicles in accordance with Draft London Plan Policy T6.1.

School Travel Plan

9. (a) Prior to the first use of the development hereby approved, an interim school travel plan shall be submitted to and approved by the Local Planning Authority.

(b) The school shall achieve at least a bronze STARS accreditation within one year of the first use of the development hereby permitted. The minimum of a bronze STARS accreditation shall be permanently maintained thereafter.

Reason: To promote the use of sustainable modes of transport and minimise traffic and parking congestion on neighbouring streets and to minimise the impact on residential amenity in accordance with Policies 6.9, 6.10, 6.11, 7.14 and 7.15 of the London Plan, Policy 1.1 of Ealing’s Development (Core) Strategy, Policy 7A of Ealing’s Development Management DPD and Ealing’s SPD - Sustainable Transport for New Development.

Delivery and Service Plan

10. Prior to the first use of the development hereby permitted, a Delivery and Servicing Plan shall be submitted to and approved by the Local Planning Authority. Details shall include hours of use, times and frequency of activities, deliveries and collections, vehicle movements, location of loading bays and quiet loading/unloading measures. The approved plan shall be adhered to in perpetuity.

Reason: To minimise the impact on amenity in accordance with Policies 6.14, 7.14 and 7.15 of the London Plan and Policy 7A of Ealing’s Development Management DPD.

Tree Protection

11. Prior to the commencement of development (including ground works and site clearance), an Arboricultural Method Statement shall be submitted to and approved by the Local Planning Authority. All protection measures shall fully detail each phase of the development process, considering site clearance works, all construction works and hard and soft landscaping works. Details shall include the following:

-Full survey of all trees on site and those within influencing distance on adjacent sites in accordance with BS5837*, with tree works proposals. All trees must be plotted on a site plan**, clearly and accurately depicting trunk locations, root protection areas and canopy spreads; -A plan** detailing all trees, shrubs, hedges planned for retention and removal; -Soil assessments/survey; -Timing and phasing of works; -Site specific demolition and hard surface removal specifications; -Site specific construction specifications; -Access arrangements and car parking; -Level changes; -Landscaping proposals;

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-A Tree protection plan** in accordance with BS5837* detailing all methods of protection, including but not restricted to: locations of construction exclusion zones, root protection areas, fit for purpose fencing and ground protection, service routes, works access space, material/machinery/waste storage and permanent & temporary hard surfaces; -Soil remediation plans.

All tree protection methods detailed in the approved Arboricultural Method Statement shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials have been removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained.

*Using the most recent revision the of the Standard ** Plans must be of a minimum scale of 1:200 (unless otherwise agreed by the Local Planning Authority)

Reason: To contribute to the quality and character of London’s environment, air quality and adapting to and mitigating climate change in accordance with Policies 5.10 and 7.21 of the London Plan, Policy 5.10 of Ealing’s Development Management DPD and Ealing’s SPG 9 - Trees and Development Guidelines.

Planting and Soil Rooting Volume

12. A suitable scheme of proposed tree planting and pits shall be submitted to and approved by the Local Planning Authority prior to the first use of the development hereby approved. The scheme shall include the following comprehensive details:

- Full planting specification - tree size, species, the numbers of trees and any changes from the original application proposals. - Locations of all proposed species. - Comprehensive details of ground/tree pit preparation to include: - Plans detailing adequate soil volume provision to allow the tree to grow to maturity - Engineering solutions to demonstrate the tree will not interfere with structures (e.g. root barriers/deflectors) in the future - Staking/tying method(s). - Five-year post planting maintenance and inspection schedule

All tree planting must be carried out in full accordance with the approved scheme in the nearest planting season (1st October to 28th February inclusive). The quality of all approved tree planting should be carried out to the levels detailed in British Standard 8545, Trees: from nursery to independence in the landscape - Recommendations.

Any onsite trees, green roofs or plant climbers which die, are removed, uprooted, significantly damaged, become diseased or malformed within five years from the completion of planting, must be replaced during the nearest planting season (1st October to 31st March inclusive) with a plants/surfacing/tree/s of the same size, species and quality as previously approved.

Reason: To contribute to the quality and character of London’s environment, air quality and adapting to and mitigating climate change in accordance with Policies 5.10 and 7.21

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Page 28 of 272 Planning Committee 17/10/2018 Schedule Item 01 of the London Plan, Policy 5.10 of Ealing’s Development Management DPD and Ealing’s SPG 9 - Trees and Development Guidelines.

Tree Monitoring

13. (a) Prior to the commencement of development (including ground works and site clearance), the following shall be submitted to and approved by the Local Planning Authority:

A tree monitoring plan to include: - Confirmation of who shall be the lead arboriculturalist for the development; - Confirmation of the Site Manager, key personnel, their key responsibilities and contact details; - Details of induction procedures for all personnel in relation to arboricultural matters; - A detailed timetable of events for arboricultural supervision concerning all tree protection measures within the approved Tree Protection Plan, including a detailed timetable of events concerning the approved tree protection plans, including; initial implementation of the protective measures, the final removal of the protective measures and any incursion/alterations to accommodate site specific construction/demolition procedures as approved in the Arboricultural Method Statement and the level of supervision required.

(b) Within three months of first use of the development hereby approved, a report containing the following details shall be submitted to and approved by the Local Planning Authority:

- Results of each site visit by the lead arboriculturist with photos attached. - Assessment of the retained and planted trees including any necessary remedial action because of damage incurred during construction.

The tree monitoring program shall be carried out in accordance with the approved details. Reason: To contribute to the quality and character of London’s environment, air quality and adapting to and mitigating climate change in accordance with Policies 5.10 and 7.21 of the London Plan, Policy 5.10 of Ealing’s Development Management DPD and Ealing’s SPG 9 - Trees and Development Guidelines.

Ground Investigation

14. Prior to the commencement of development (other than demolition and site clearance), further investigation into the gas regime shall be undertaken and the conceptual model shall be amended in accordance with the submitted ‘Intrusive Geo- Environmental and Geotechnical Site Investigation’, ref: J-W0622.00_R0, prepared by Opus, dated November 2017. The amended report shall be submitted to and approved by the Local Planning Authority prior to the commencement of development (other than demolition and site clearance) and works shall be carried out in accordance with the approved details.

Reason: To ensure land contamination issues are addressed in accordance with Policy 5.21 of the London Plan, Policy1.1 of Ealing’s Core Strategy and Policy 5.21 of the Ealing’s Development Management DPD.

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Remediation Scheme

15. (a) Prior to the commencement of development (other than demolition and site clearance), a detailed soil remediation strategy in accordance with the submitted Intrusive Geo-Environmental and Geotechnical Site Investigation’, ref: J-W0622.00_R0, prepared by Opus, dated November 2017 shall be submitted to and approved by the Local Planning Authority. The scheme must include the findings of the additional gas investigation as appropriate, all works to be undertaken, proposed remediation objectives and remediation criteria and must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. All works shall be carried out in accordance with the approved detailed soil remediation strategy.

(b) Within three months of completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved by the Local Planning Authority in accordance with the Environment Agency guidance 'Verification of Remediation of Land Contamination', Report: SC030114/R1'.

External Plant Noise

16. The external sound level LAeq emitted from plant, machinery/equipment shall be lower than the lowest existing background sound level LA90 by at least 5 dBA in accordance with BS4142:2014 at the nearest and/or most affected noise sensitive residential property, with all machinery/equipment operating together at maximum capacity. Plant noise mitigation measures to meet the described standards shall be implemented prior to the first use of plant/machinery/equipment and permanently retained as such thereafter.

Reason: To safeguard amenity in accordance with Policy 7.15 of the London Plan, Policy 1.1 of Ealing’s Development (Core) Strategy, Policy 7A of Ealing’s Development Management DPD and Ealing’s SPG 10 - 'Noise and Vibration'.

Anti-Vibration Mounts and Silencing of Machinery

17. Prior to first use of the development, anti-vibration measures shall be installed to ensure that gates, machinery, plant/equipment, extract/ventilation systems and ducting are mounted with proprietary anti-vibration isolators and fan motors are vibration isolated from the casing and adequately silenced. The anti-vibration measures shall permanently be retained as such thereafter.

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External Doors and Windows Shut

18. Prior to the first use of the development hereby approved, all external doors to amplified music and speech rooms shall be fitted with self-closing devices. The self- closing devices shall be maintained in an operational condition permanently thereafter. At no time during the emission of noise from school rooms shall any external door nor windows be fixed in an open position.

Enclosures and Sound Barriers

19. Prior to first use of the external play areas, details of materials, method of construction, fittings and maintenance of the rebound fences and sound barriers shall be submitted to and approved by the Local Planning Authority. Approved details shall be installed prior to the first use of external play areas and permanently retained as such thereafter.

Reason: To safeguard amenity and to ensure that the materials harmonise with the surroundings in accordance with Policies 7.1, 7.4, 7.5 7.6 and 7.15 of the London Plan, Policies 7A and 7B of Ealing’s Development Management DPD Ealing’s SPG 10 - 'Noise and Vibration'.

Extraction and Odour Control

20. Prior to the first use of the kitchen, details of the installation, operation, and maintenance of the odour abatement equipment and extract system, including the height of the extract duct and vertical discharge outlet without cowl at least 1m above the eaves of the main building shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented prior to the first use of the kitchen and thereafter shall permanently be retained.

Reason: To safeguard amenity in accordance Policy 7A of Ealing’s Development Management DPD.

External Lighting

21. Prior to first use of external artificial lighting, details shall be submitted to and approved by the Local Planning Authority. Details shall include measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Lighting contours shall demonstrate that the vertical illumination of any nearby premises is in accordance with the recommendations of the Institution of Lighting Professionals in the ‘Guidance Notes for The Reduction of Light Pollution 2011’. Approved details shall be implemented prior to first use of the development and shall thereafter permanently be retained.

Reason: To safeguard amenity in accordance with Policy 7A of Ealing’s Development Management DPD.

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Hours of Use

22. The school use and any ancillary community use shall not be permitted between 22:00 and 08:00 hours Monday to Friday and between 22:00 and 09:00 hours on Saturdays, Sundays and Public/Bank Holidays.

With specific regard to external sports areas, this shall not be permitted between 21:00 and 09:00 hours Monday to Friday and shall not be permitted between 18:00 and 10:00 hours on Saturdays, Sundays and Public/Bank Holidays.

Reason: To safeguard the amenities of residents in accordance with Policy 7.15 of the London Plan and Policy 7A of the adopted Ealing Development Management DPD.

BREEAM 23. The approved development shall be registered with Building Research Establishment (BRE) and achieve a minimum BREEAM ‘Very Good’ rating based on the latest BREEAM NC Technical guidance.

(a) Within three months of completion of development, an Interim BREEAM NC Assessment and related Certification verified by the BRE shall be submitted to and approved by the Local Planning Authority.

(b) Within six months of first use of the approved development, a BREEAM 'Post Construction Stage' Assessment (including remodelled school building and caretaker dwelling) and related Certification for the new school building verified by the BRE shall be submitted to and approved by the Local Planning Authority.

The approved measures shall be retained in working order in perpetuity.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan (2016), policies 1.1(k) and 1.2(f) of Ealing’s Development (Core) Strategy (2012) and policies 5.2 and 7A of Ealing’s Development Management DPD (2013).

Overheating and Cooling

24. Prior to first use of the development hereby approved, details of the dynamic thermal modelling, using the guidance provided in CIBSE TM49 and TM52 and Cooling Hierarchy, shall be submitted to and approved by the Local Planning Authority. Details shall demonstrate how the development performs against and at least meets the overheating criteria. The approved cooling and overheating mitigation measures shall be installed prior to first use and permanently retained as such thereafter.

Reason: To ensure that the development is energy efficient, minimises overheating risk and improves ventilation and daylighting in accordance with Policy 5.2, 5.3 and 5.9 of the London Plan.

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Ultra-Low NOx Gas Boilers

25. Prior to the first use of the development, the approved building shall incorporate and maintain ultra-low NOx gas boiler(s) for the provision of the space heating and hot water requirements with dry NOx Emissions below 40 mg/kWh.

Reason: To minimise the impact of building emissions on local air quality in accordance with Policies 3.2 and 7.14 of the London Plan, the Mayor’s Sustainable Design and Construction SPG and Policy 7A of Ealing’s Development Management DPD.

Sustainable Design and Construction Standards

26. Prior to the first use of the development, the building shall incorporate sustainability measures as detailed in the approved Sustainability Statement-Rev-02, prepared by Hoare Lea, dated 06.07.2018 and BREEAM 2014 Education (Schools) Pre-Assessment Report-Rev-03, prepared by Hoare Lea, dated 02.07.2018.

Energy Centre

27. Prior to the commencement of the development (except ground works and site clearance), details shall be submitted to and approved by the Local Planning Authority to demonstrate how the approved energy centre (plant room), will facilitate connection to an offsite network. The development shall be carried out in accordance with the approved details.

Reason: To ensure the development allows for future connection to an offsite district heat network in accordance with Policy 5.6 of the London Plan, the Mayor’s Sustainable Design and Construction SPG.

Energy Strategy

28. (a) Prior to the completion of the development, the approved building shall incorporate and maintain measures to achieve an overall reduction in regulated CO2 emissions of at least 33.10% beyond Building Regulations Part L 2013 through the following carbon emission savings as detailed in the approved Energy Strategy Rev-3, prepared by Hoare Lea, dated 06/07/18:

- energy saving measures to achieve annual carbon dioxide emission savings of at least 8.65% in regulated CO2 emissions over the compliant BR Part L 2013 base case.

- Installation of at least 830m2/c.125kWp solar Photovoltaic system for the provision of green electricity to the development and achieve annual CO2 emission savings at least 26.35% in regulated CO2 emissions over the Be Lean case of the Energy Hierarchy.

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Page 33 of 272 Planning Committee 17/10/2018 Schedule Item 01

(b) Within three-months of practical completion of the approved development, the following details shall be submitted to and approved by the Local Planning Authority:

- Energy Performance Certificates and detailed modelling output reports containing the BER/TER from the “as built stage” to confirm compliance with savings achieved through energy efficiency measures; - evidence that the renewable/low carbon technology (solar PV) is certified under the Microgeneration Certification Scheme and, if appropriate, complies with the Enhanced Capital Allowances product criteria.

(c) Measures to reduce the carbon dioxide emissions associated with other energy uses not covered by Building Regulations (un-regulated) should be incorporated prior to first use and maintained in perpetuity.

Reason: To ensure the development is energy efficient, to reduce greenhouse gases emissions and to minimise the impact of building emissions on local air quality in accordance with Policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan, the Mayor’s Sustainable Design and Construction SPG, Policies 1.1 and 1.2 of Ealing’s Development (or Core) Strategy and Policies 5.2 and 7A of Ealing’s Development Management DPD.

Archaeological Scheme of Investigation

29. (a) Prior to the commencement of development a Stage 1 written scheme of investigation (WSI) shall be submitted to and approved by the Local Planning Authority. Development shall be carried out in accordance with the approved Stage 1 WSI.

(b) If heritage assets of archaeological interest are identified by Stage 1, for those parts of the site, a Stage 2 WSI shall be submitted to and approved by the Local Planning Authority. For land included within the Stage 2 WSI, development shall be carried out in accordance with the approved Stage 2 WSI which shall include:

- The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works - The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI.

Reason: To ensure any heritage assets found in the archaeological interest area are protected in accordance with Paragraph 189 of the NPPF, Policy 7.8 of the London Plan and Policy 7C of Ealing’s Development Management DPD.

Green Roof and Green Façades

30. (a) The 227 sq. m. of extensive green roof shall be laid out in accordance with the details shown on the approved roof plan (FS0403-HKS-20-04-DR-A-1001-Rev-P07). The detailed design of the extensive roof shall incorporate the following:

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- Growing medium should not be more than 20% organic matter by volume; - Be planted/seeded with a mix of native species within the first planting season following the practical completion. The seed mix shall be focused on wildflower planting and shall contain no more than 50% sedum; - Have relevant efficient and effective drainage and irrigation to sustain the vegetation.

(b) The 164 sq. m. of intensive green roof shall be laid out in accordance with the details shown on the approved roof plan (FS0403-PLI-ZZ-ZZ-DR-L-0050-Rev-P01). The detailed design of the extensive roof shall incorporate the following:

- Shall have a substrate minimum settled depth of 150mm; - Have sufficient depth of soil/growing medium for the relevant planting; - Have relevant efficient and effective drainage and irrigation to sustain the vegetation.

(c) The 623 sq. m. of green façades, consisting of plant climbers, shall be laid out in accordance with the approved details in accordance with drawing ref: FS0403-PLI-ZZ- ZZ-DR-L-0050-Rev-P01.

(d) Prior to the first use of the development hereby approved a five-year post planting maintenance and inspection schedule shall be submitted to and approved by the Local Planning Authority.

The approved green roofs and green façades shall be retained as such thereafter and the approved maintenance plan adhered to.

Reason: To ensure the development provides the maximum possible provision towards the creation of habitats and valuable areas for biodiversity in accordance with Policies 5.3, 5.10, 5.11, 5.12 and 7.19 of the London Plan, Draft London Plan Policy G5, Greater London Authority, Living Roofs and Walls, Technical Report: Supporting London Plan Policy and 1.2 of Ealing’s Development (or Core) Strategy and Policies 5.10 and 5.11 of Ealing’s Development Management DPD.

Restriction of Roof Access

31. No part of the roof shall be used as or altered to form a balcony, roof garden, roof terrace or similar amenity area.

Reason: To safeguard privacy and amenity and avoid direct overlooking of the adjacent residential properties and their gardens in accordance with Policy 7.6 of the London Plan and Policy 7B of Ealing’s Development Management DPD.

Ecology Improvements

32. Prior to first use of the development hereby approved, the following ecological improvement measures shall be implemented in accordance with the submitted Bat Emergence/Activity Survey, prepared by ASW Ecology, dated September 2018) and Ecological Review Outline Biodiversity Enhancement Strategy-Rev-P02, prepared by Ecology and Land Management, dated July 2018:

- Bird Box: 2 x Schwegler 1B, hole size 26mm (brown); - Bird Box: 2 x Schwegler 1B, hole size 32mm (olive);

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- Bird Box: 2 x Schwegler Open Fronted Nest Box. Half Box 2H; - Bird Box: 6 x Schwegler No 17 Triple swift; - Bat Box: 5 x 2F Schwegler boxes Invertebrates; - A bumble bee shelter shall be installed within wildflower meadow area based on the Schwegler underground box; - An insect nesting aid should be installed within the green corridor; - At least two log piles should be created within the green corridor.

All enhancement measures shall be retained as such thereafter.

Reason: To mitigate the potential harm to ecology and improve biodiversity in accordance with Principle 11 of the National Planning Policy Framework, Policy 7.19 of the London Plan, Policy G6 of the Draft London Plan and Policy 5.4 of the Adopted Ealing Development (Core) Strategy.

Waste Water Capacity and Surface Water Infrastructure

33. Prior to the first use of the development hereby approved, confirmation of the following shall be submitted to and approved by the Local Planning Authority:

- all wastewater and surface network upgrades required to accommodate the additional flows from the development have been completed; or - confirmation that an infrastructure phasing plan has been agreed with Thames Water. If agreed, the development shall be carried out in accordance with the approved infrastructure phasing plan.

Reason: To avoid risk of sewer flooding and/or potential pollution incidents in accordance with Policy 5.14 of the London Plan and Policy SI5 of the Draft London Plan.

Ventilation Scheme

34. Prior to the first use of the building hereby permitted, details of the ventilation scheme shall be submitted to and approval by the Local Planning Authority. The approved details shall be implemented prior to the first use and permanently retained as such thereafter.

Reason: To ensure appropriate air quality of classrooms and mitigate potential harm from the proximity with to North Circular Road in accordance with 7.14 of the London Plan and Policy SI1 of the Draft London Plan.

Sound Insulation

35. The building sound insulation measures identified in the submitted Environmental Noise Impact Assessment-Rev-04, prepared by Mach Acoustics, dated 27.09.2018 shall be installed prior to the first use of the development hereby permitted and permanently retained as such thereafter.

Reason: To ensure appropriate sound insulation of classrooms and mitigate potential harm from the proximity to the North Circular Road in accordance with Policy 7.17 of the London Plan and Policy D13 of the Draft London Plan.

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Revised Landscaping

36. Prior to the first use of the development hereby approved, a revised landscaping plan/s shall be submitted to and approved by the Local Planning Authority. The plans shall revise the informal car parking area proposed to the north of the caretaker’s dwelling.

Reason: To restrict informal staff/visitor parking provision onsite in accordance with Policy T6 of the Draft London Plan.

Informatives

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the National Planning Policy Framework (2018), the London Plan with minor alterations (2016), the Draft London Plan (2017), the adopted Ealing Development (Core) Strategy (2012), the adopted Ealing Development Management DPD (2013) and to all relevant material considerations:

National Planning Policy Framework (2018)

8 Promoting Healthy and Safe Communities Paragraph 94 - School Provision 9 Promoting Sustainable Transport 11 Making Effective use of land 12 Achieving well-designed places 13 Protecting Green Belt Land 14 Meeting the Challenge of Climate Change, Flooding and Coastal Change 15 Conserving and Enhancing the Natural Environment 16 Conserving and Enhancing the Historic Environment

London Plan with minor alterations (2016)

2.6 Outer London: Vision and Strategy 2.8 Outer London: Transport 2.18 Green infrastructure: The Multi-Functional Network of Green and Spaces 3.1 Ensuring Equal Life Chances for All 3.2 Improving Health and Addressing Health Inequalities 3.16 Protection and Enhancement of Social Infrastructure 3.18 Education Facilities 3.19 Sports Facilities 5.1 Climate Change Mitigation 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.4A Electricity and Gas Supply 5.5 Decentralised Energy Networks 5.6 Decentralised Energy in Development Proposals 5.7 Renewable Energy 5.9 Overheating and Cooling 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management

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5.13 Sustainable Drainage 5.21 Contaminated Land 6.1 Strategic Approach 6.3 Assessing Effects of Development on Transport Capacity 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.13 Parking 6.14 Freight 7.1 Lifetime Neighbourhoods 7.2 An Inclusive Environment 7.3 Designing out Crime 7.4 Local Character 7.6 Architecture 7.8 Heritage Assets and Archaeology 7.13 Safety, Security and Resilience to Emergency 7.14 Improving Air Quality 7.15 Reducing and Managing Noise, Improving and Enhancing the Acoustic, Environment and Promoting Appropriate Soundscapes 7.17 Metropolitan Open Space 7.18 Protecting open space and addressing deficiency 7.19 Biodiversity and Access to Nature 7.21 Trees and Woodlands 8.2 Planning Obligations

Draft London Plan (2017) and suggested modifications (2018)

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SI7 Reducing Waste and Supporting the Circular Economy SI8 Waste Capacity and Net Waste Self-Sufficiency SI7 Reducing Waste and supporting the Circular Economy SI12 Flood Risk Management SI13 Sustainable Drainage T1 Strategic approach to Transport T2 Healthy Streets T3 Transport Capacity, Connectivity and Safeguarding T4 Assessing and Mitigating Transport impacts T5 Cycling T6 Car Parking T6.5 Non-residential disabled persons parking T7 Freight and Servicing T9 Funding Transport Infrastructure through Planning

Supplementary London Plan Guidance

- The control of dust and emissions during construction and demolition (July 2014) - Shaping Neighbourhoods: Character and Context (June 2014) - Play and Informal Recreation (September 2012) - Accessible London: Achieving an Inclusive Environment (October 2014) - Sustainable Design and Construction (April 2014) - Energy Planning (March 2016) - London Sustainable Drainage Action Plan (December 2016) - SuDS in London - A Guide (November 2016) - London Cycling Design Standards with minor alterations (September 2016) - Construction Logistics Guidance (July 2017) - Use of planning obligations in the funding of Crossrail, and the Mayoral Community Infrastructure Levy (April 2013) - The control of dust and emissions during construction and demolition (July 2014) - Living Roofs and Walls Technical Report: Supporting London Plan Policy (February 2008) - A Tree and Woodland Framework for London (March 2005)

Adopted Ealing Development (Core) Strategy (2012)

1.1 Spatial Vision for Ealing 2026 1.2 Delivery of the Vision for Ealing 2026 2.1 Realising the potential of the Uxbridge Road/Crossrail Corridor 5.2 Protect and Enhance Metropolitan Open Land (MOL) 5.3 Protect & Enhance Green Corridors 5.4 Protect the Natural Environment - Biodiversity and Geodiversity 5.6 Outdoor Sports and Active Recreation 6.2 Social Infrastructure 6.3 Green Infrastructure 6.4 Planning Obligations and Legal Agreements Appendix Three: Infrastructure Delivery Schedule

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Adopted Ealing Development Management DPD (2013)

2.18 Ealing Local Variation - Green Infrastructure: The Network of Open and Green Spaces 5.2 Ealing Local Variation - Minimising Carbon Dioxide Emissions 5.10 Ealing Local Variation - Urban Greening 5.11 Ealing Local Variation - Green Roofs and Development Site Environs 5.12 Ealing Local Variation - Flood Risk Management 5.21 Ealing Local Variation - Contaminated Land 6.13 Ealing Local Variation - Parking 7A Ealing Local Policy - Amenity 7.3 Ealing Local Variation - Designing Out Crime 7.4 Ealing Local Variation - Local Character 7B Ealing Local Policy - Design Amenity 7C Ealing Local Policy - Heritage 7D Ealing Local Policy - Open Space EA Ealing Local Policy - Presumption in Favour of Sustainable Development

Adopted Development Plan Documents Planning for Schools DPD (2016)

Adopted Supplementary Planning Documents Sustainable Transport for New Development (2013)

Interim Supplementary Planning Guidance SPG 3 Air Quality SPG 4 Refuse and Recycling Facilities SPG 9 Trees and Development Guidelines SPG 10 Noise and Vibration SPD 9 Legal Agreements, Planning Obligations and Planning Gain Other considerations

Area Guidelines for Mainstream Schools Building Bulletin 103 (June 2014) Ealing’s Sports Facility Strategy 2012 –2021 (April 2015 Revision) Ealing Tree Strategy 2013-2018 Ealing Cricket Ground Conservation Area Management Plan (2009) Ealing Cricket Ground Conservation Area Character Appraisal (2009) Hanger Hill (Haymills) Conservation Area Management Plan (2009) Hanger Hill (Haymills) Conservation Area Character Appraisal (2008)

2. Construction and demolition works and associated activities at the development including deliveries, collections and staff arrivals audible beyond the boundary of the site should not be carried out other than between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Public/Bank Holidays, unless otherwise agreed with the Environmental Health Officer.

3. At least 21 days prior to the commencement of any site works, all occupiers surrounding the site should be notified in writing of the nature and duration of works to be undertaken. The name and contact details of persons responsible for the site works should be signposted at the site and made available for enquiries and complaints for the

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Page 40 of 272 Planning Committee 17/10/2018 Schedule Item 01 entire duration of the works and updates of work should be provided regularly. Any complaints should be properly addressed as quickly as possible.

4. Best Practicable Means (BPM) should be used in controlling dust emissions, in accordance with the Supplementary Planning Guidance by the GLA (2014) for The Control of Dust and Emissions during Construction and Demolition.

5. No waste materials should be burnt on site of the development hereby approved.

6. Best Practicable Means (BPM) should be used during construction and demolition works, including low vibration methods and silenced equipment and machinery, control and monitoring measures of noise, vibration, delivery locations, restriction of hours of work and all associated activities audible beyond the site boundary, in accordance with the Approved Codes of Practice of BS 5228-1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Noise and BS 5228- 2:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Vibration.

7. In respect of condition 6 (cycle parking), the detailed provision shall give consideration of guidance contained in the London Cycling Design Standards.

8. In respect of condition 21 (external lighting), luminaires shall be designed to reduce light pollution to nearby properties and road users and where applicable the recommendations of the following guidance shall be met: - ILP Guidance Notes for the reduction of Obtrusive Lighting 2011. -CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations - CIE 150: 2003. -Statutory Nuisance from Insects and Artificial Light by Department of Environment Food. Guidance on sections 101, 102 and 103 of the Clean Neighbourhoods and Environment Act 2005, Defra.

9. Guidance on preparing Community Use Agreements is available from Sport England: http://www.sportengland.org/planningapplications/.

10. A photographic survey detailing the condition of the footways and carriageways in the immediate vicinity of the site should be submitted to the Council’s Highways Department prior to the start of the development. Upon practical completion of the proposed development the survey should be repeated and reported to the Council’s Highways Department.

11. In respect of condition 29 (written scheme of investigation), WSI shall be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London.

12. In respect of condition 32 (Ecology Improvements), the bat box should be located on separate trees (one per tree ideally) and installed between three to six metres up a tree trunk, facing south-east, south or south-west and the insect nesting aid should be based on a Schwegler woodcrete insect block. This should be placed in a sunny position and could be hung from a tree.

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13. Thames Water have advised they will aim to provide customers with a minimum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

14. Waste storage shall be provided in accordance with Ealing's Draft Waste Management Guidelines for Architects and Developers (2018).

15. In respect of condition 34 (ventilation scheme), air intakes to mechanical ventilation systems should be sited as far away as practical from the most polluted building façade (North Circular Road). Intakes should be appropriately located to avoid contamination from extract vents and flues.

16. In respect to condition 36 (revised landscaping), one residential car parking space can be provided to service the caretaker’s dwelling to accord with the Draft London Plan.

18. In respect of condition 30 (green roofs), the applicant should have regard to The GRO Green Roof Code, Green Roof Code of Best Practice for the UK 2014 (dated 25.09.2014), specifically chapter 3.5 regarding fire safety.

Site Description

The 2.23 ha site is located to the rear of properties numbered 31-57 Woodville Gardens and between Park View Road and the North Circular Road which bound the site to the west and east respectively.

A 200 sq. m. single-storey outbuilding and relatively large (3,000 sq. m.) disused hardstanding tennis courts are located to the east of the site, while a disused hardstanding MUGA (1,000 sq. m.) and vehicular access are located to the west of the site.

Site Location Plan

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Most of the site (1.55 ha) is identified within Ealing’s Planning for Schools DPD for school use and is stated as having potential to accommodate a new 6.5 FE secondary school to meet Ealing’s pressing educational need.

Approximately 0.2 ha of land along the eastern boundary of the site is designated as Green Corridor and forms part of the wider North Circular Road Green Corridor, which runs from Ealing Common in the south to Northfield Industrial Estate in the north.

The remaining 0.68 ha of land towards the south-west of the site remains designated as MOL and COS.

Immediately to the north of the site is the remainder of the former sports ground. This is in private ownership and is designated as MOL and COS. The former sports ground contains a part two and part three-storey disused clubhouse to the north-west, with two vehicular access points along Park View Road.

Beyond the sports ground to the north is Saint Augustine’s Priory School which also forms part of the wider 14 ha MOL designation.

The application site is located within a predominantly residential area, consisting of properties that are mostly constructed in brick and are two-storeys in height, however, directly to the east of the site is the five-storey Marryatt Court and the 12-storey Gilbert Court.

The site is not located within a Conservation Area but Ealing Cricket Ground Conservation Area immediately adjoins the site to the south and Hanger Hill (Haymills) Estate Conservation Area is located approximately 15 metres to the north-east on the opposite side of the North Circular Road.

The site is served by North Ealing and Ealing Broadway underground stations and bus services operating along the North Circular Road, which give the site a PTAL rating of 3 (moderate).

The Proposal

The proposal consists of the construction a 10,024 sq. m. brick building with a flat roof which would be located towards the east of the site. Notably, the entire building footprint would be located within the boundary of land designated for school use within Ealing’s adopted Planning for Schools DPD (site S-EAL4).

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3D impression of proposal

The school would accommodate a 6.5 FE secondary school, with capacity for 1,330 students and 115 FTE staff.

The J-shaped building would predominantly be four-storeys in height to the north and east, with a lower double-height sports hall, main hall and drama studio to the south of the site and a single-storey element fronting the school’s external dining area.

A MUGA (2,000 sq. m.) enclosed by a 3.6m weldmesh rebound fence is proposed towards the west of the site on land designated as MOL and COS. This would replace the existing 1,000 sq. m. MUGA. A 2.4m timber acoustic fence is proposed along the site boundary to the west of the site to mitigate noise breakout from the MUGA. A grass informal play area and hardstanding play area are proposed towards the centre of the site, a hardstanding shared vehicle/pedestrian area is proposed towards the north- east of the site, while the eastern boundary would accommodate tree planting, wildflower planting, green roofed cycle and refuse storage, and a permeable grasscrete delivery and emergency turning space.

The vehicular access on Park View Road would be relocated approximately five metres further north (compared with the existing vehicular access) and would be widened to allow for segregated pedestrian/cycle access, while two pedestrian/cycle access points are proposed to the east of the site.

14 vehicle parking spaces have been proposed, including two minibus spaces, one enlarged space and one disabled space. These are predominantly proposed towards the north-west of the site, except for the enlarged and disabled parking bays which are proposed closer to the building entrance towards the north/centre of the site.

194 cycle parking spaces have been proposed in accordance with London Plan standards and would be located near the site entrances to the north-west, north-east and south west.

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Relevant Planning History No site history.

Consultation

Public Consultation:

10 site notices were placed on Hillcrest Road, Park View Road, Woodville Gardens, North Circular Road, Hanger Vale Lane, Corringway and Audley Road on the 27.07.2018. Site notices were re-posted on the 27.09.2018. A press notice was issued 27.07.2018.

The consultation period expires 11.10.2018.

491 public representations have been made with 395 representations supporting the new school and community facilities and 92 representations objecting. In addition, an objection and petition with 90 signatures has been submitted (58 signatures from Woodville Gardens, 11 from Westbury Road, 6 from Park View Road and the remainder from various streets within 1 mile of the school) has been submitted.

Those supporting the scheme stated:

- this is a much-needed school for locals in an area of school places shortage - support the provision of high-quality education and community facilities - consider it to be a well-designed and an aesthetically pleasing building - consider the proposal to make valuable use of the currently disused land - the school operator (Church of England Academies Trust) to have an excellent reputation - the benefits would far outweigh any potential harm.

Hanger Hill (Haymills) Estate Conservation Area Panel neither support nor object the application and request recommendations of the Landscape, Townscape and Visual Impact Appraisal are implemented.

Ealing Cricket Ground Conservation Area Panel neither support nor object the application and request recommendations of the Landscape, Townscape and Visual Impact Appraisal are implemented, consider the weldmesh fencing and the acoustic fence out of character with the adjoining conservation area, state there would be a lack of planting between the school and the neighbouring properties and raised concerns regarding pedestrian access onto the North Circular and concerns regarding air quality.

Resident's Association of Madeley and Westbury Roads support the principle of a new school but not the proposed location and object due concerns regarding air pollution, road safety and traffic congestion.

Those objecting have cited concerns regarding: - overshadowing - proximity of the North Circular Road and associated concerns regarding air quality and road safety - potential flood risk - additional traffic and parking congestion

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- sports hall too small for basketball - building is too tall and big - building is out of character with the area - noise nuisance to neighbours and the hours of use - security - the school should be located to the north-west of the adjoining sports ground site - inadequate public transport links - loss of privacy and overlooking - negative impact on conservation areas - inadequate onsite parking provision - light pollution.

With regards to statements that the school should be located elsewhere, specifically within the north-west corner of the adjoining site; the remainder of the sports ground to the north of the application site is privately owned land and is not the subject of this application. The Council can only consider the proposed scheme on the merits of the proposal against current planning policy. Notably, after a comprehensive public examination, Ealing’s Planning for Schools Development Plan Document was adopted in 2016 and allocates the application site for a 6.5FE school. The adjoining site remains designated as MOL and COS. As such the proposed school location is acceptable in principle.

With regards to boundary security, the Met Police’s ‘Secured by Design School’ (2014) document states “the height of the fence will be determined by local circumstances, crime risk and the system chosen. In most circumstances heights between 1.2m (demarcation) and 2.4m (higher security) will be appropriate.” The proposed 1.8-2.4 metre weldmesh fence and 2.4m acoustic fence are considered appropriate in this instance.

All other points of objection are addressed in the relevant section of the report.

Internal Consultation:

Education Services Support the proposal.

Tree Services No objection subject to conditions regarding tree monitoring, planting and soil rooting volume and tree protection.

Officers Response: Conditions regarding tree monitoring, planting and soil rooting volume and tree protection have been recommended.

Regulatory Services No objection subject to conditions regarding sound insulation, a ventilation scheme, hours of use, external lighting, extraction and odour control, enclosures and sound barriers, external doors and windows, anti- vibration mounts and silencing of machinery, external plant noise, remediation

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scheme, ground investigation, service and delivery plan and a demolition and construction management plan.

Officers Response: Conditions have been recommended regarding sound insulation, a ventilation scheme, hours of use, external lighting, extraction and odour control, enclosures and sound barriers, external doors and windows, anti-vibration mounts and silencing of machinery, external plant noise, remediation scheme, ground investigation, service and delivery plan and a demolition and construction management plan.

Transport Services No objection subject to conditions regarding demolition and construction management plan, cycle parking, disabled car parking, electric vehicle charging points, school travel plan, service and delivery plan, a S278 agreement and a contribution of £270,000 for local highway improvements and sustainable transport measures.

Officers Response: Conditions have been recommended regarding demolition and construction management plan, cycle parking, disabled car parking, electric vehicle charging points, school travel plan, service and delivery plan.

The S278 works and a contribution of £270,000 has been negotiated, agreed and contained within the Heads of Terms.

Environmental Services (Refuse) No objection.

Energy and Sustainability Officer No objection subject to conditions regarding BREEAM, overheating and cooling, ultra- low NOx gas boilers, sustainable design and construction standards, energy centre, energy strategy, green roof and green façades, a contribution of £2,706 for post- construction energy monitoring and a carbon offset clause.

Officer’s response: Planning conditions have been recommended regarding BREEAM, overheating and cooling, ultra- low NOx gas boilers, sustainable design

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and Construction standards, energy centre, energy strategy, green roof and green façades.

A contribution of £2,706 and carbon offset clause has been negotiated, agreed and contained within the Heads of Terms.

Sports Development Manager No objection subject to a condition regarding a community use agreement.

A Community Use Agreement has been included as a part of the S106 Legal Agreement.

External Consultation:

Transport for London No objection subject to conditions regarding delivery and service plan, construction management plan, school travel plan.

TfL would not support a temporary construction access into the site direct from the A406 North Circular Road.

Officer’s response: Planning conditions have been recommended regarding delivery and service plan, construction management plan, school travel plan.

Construction access would be from Park View Road.

Historic England (GLAAS) No objection subject to a condition regarding a Written Scheme of Investigation.

Officer’s response: A planning condition has been recommended regarding a WSI.

Lead Local Flood Authority No objection. Sport England SE are not statutory consultees as the site has not been in use as a playing field for the past five years. SE has however raised an objection as the proposed sports hall is not large enough to meet SE’s minimum dimensions for a four-court community hall, the site does not include floodlighting and the affected playing field land would not be altered to contain a sand dressed Artificial

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Grass Pitch for hockey use. SE also recommended a community use agreement condition.

Officer’s response: The Planning Inspectorate, when de-designating the site from MOL and COS and designating the site for school use, stated (in 2015) “the site is in a moribund condition and without any visible or sanctioned public access.” On balance, the provision of a school sports hall that meets education standards, MUGA and dance and drama studios with secured community access (see condition 23) is considered to outweigh the harm to the disused playing pitches. Not providing floodlighting or an all-weather pitch would not be considered adequate grounds for refusal.

Thames Water No objection subject to condition regarding waste water capacity and surface water infrastructure.

Officer’s response: A planning condition has been recommended regarding waste water capacity and surface water infrastructure.

Reasoned Justification

Principle:

The principle of the proposed education development with associated community and sports facilities is considered in the context of the site’s predominant designation for school use within Ealing’s adopted Planning for Schools DPD and the remainder of the site’s designation as MOL, COS and Green Corridor within the Local Plan Policies Map.

Paragraph 94 of the NPPF states “it is important that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education”. Local planning authorities should also give great weight to the need to create, expand or alter schools through decisions on applications. Policy 3.18 of the London Plan supports the provision and improvement of educational facilities which would enhance education and skills provision. This is reinforced by Policy S3 of the Draft London Plan which aims to ensure there is a sufficient supply of good quality education and childcare facilities to meet demand and offer educational choice.

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There is a clearly established pressing need for school places across the borough and within the catchment area of this proposed school. Ealing’s Planning for Schools DPD identified an unmet need for 19 Secondary FE by 2019.

The application site has been identified as a suitable and deliverable site for a new 6.5FE secondary school within the Council’s adopted Planning for Schools DPD to meet the borough’s identified education provision demands. This document provides justification for the use of the application site as an educational facility.

Therefore, the provision of 1,330 additional pupil places on land designated for school use is acceptable in principle and would be in accordance with Paragraph 94 of the NPPF, Policy 3.18 of the London Plan, Policy S3 of the Draft London Plan and Ealing’s Planning for Schools DPD.

Policy 3.16 of the London Plan encourages the provision of high quality social infrastructure (including schools, recreation and sports and leisure facilities), accessible to the community for multiple uses, while Policy 3.18 of the London Plan encourages extended or multiple use of educational facilities for community or recreational use and co-location of services between schools and colleges. In addition, Policy 3.19 of the London Plan supports the provision of additional sports and recreation facilities. These objectives are supported by Policies S1, S3 and S5 of the Draft London Plan.

It is proposed to open school facilities to the public after school hours. These facilities include a multi-use sports hall, dance and drama studios and an outdoor three court MUGA to accommodate a wide range of activities such as dance, aerobics, Pilates, yoga, martial arts, football, badminton, etc.

The Council’s Sports Development Manager is satisfied with the proposal subject to a Community Use Agreement condition (see condition 23). As such the proposal would be in accordance with Policies 3.16, 3.18 and 3.19 of the London Plan and Policies S1, S3 and S5 of the Draft London Plan.

Principle 13 of the NPPF seeks to protect Green Belt from inappropriate development. Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in ‘very special circumstances’ (VSC). VSC will not exist unless the potential harm by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations. Exceptions to inappropriate development include the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport and outdoor recreation as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it.

Policy 7.17 of the London Plan states that MOL is given the same level of protection as Green Belt, with inappropriate development refused, except in VSC. This policy further states essential ancillary facilities for appropriate uses will only be acceptable where they maintain the openness of MOL. Policy 5.2 of Ealing’s Development (Core) Strategy and Policy 2.18 of Ealing’s Development Management DPD reiterates that only development ancillary to the open space that maintain visual openness will be permitted. Policy 2.18 of Ealing’s Development Management DPD does not distinguish COS from MOL with regard to appropriate uses and impact upon openness.

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The land designated as MOL and COS towards the west of the site is proposed to contain a grassed outdoor play space and an enclosed MUGA (containing three courts). A 2.4m weldmesh security fence and 3.6m ball rebound fence would bound these outdoor facilities, while a hardstanding vehicular turning circle and pedestrian path are also proposed within MOL and COS.

The proposed outdoor MUGA, grassed play and associated fences would allow improved opportunities for outdoor recreation, would be ancillary to the enjoyment and use of the open space and would not unduly harm the openness of the MOL due to the nature of the open play space and the scale (2.4m and 3.6m tall fence), design (weldmesh) and location of the MUGA towards the edge of the site. As per the NPPF, this change of land use (D2 leisure to D1 non-residential institution) to provide outdoor sport and outdoor recreation for school and community use would be considered appropriate and is therefore acceptable in principle.

The hardstanding vehicle and pedestrian path (approximately 0.07 ha/3% site coverage) would not impact on the visual openness of the MOL and COS as there would be no vertical impediments (e.g. wall, fence, etc.), however, the hardstanding would be “inappropriate development” as it would not meet the exceptions of the NPPF and would not be considered essential to the use of the outdoor recreational facilities. As such VSC are required. The applicant has stated the school will need to travel offsite to meet its full physical education curriculum. The proposed onsite turning circle would support the school’s physical education curriculum, minimise parking disruption on neighbouring streets and minimise travel time to offsite facilities to make the most efficient use of the time allocated for sports. The turning circle would allow a 50-seater coach to manoeuvre in forward gear and in a safe and efficient manner. This is accepted as a VSC, while the very modest harm is considered in this circumstance to be outweighed by the benefit of having coach turning and coach loading facilities onsite, rather than on adjoining residential streets.

The London Plan defines Green Corridors as “relatively continuous areas of open space leading through the built environment, which may be linked and may not be publicly accessible. They may allow animals and plants to be found further into the built-up area than would otherwise be the case and provide an extension to the habitats of the sites they join.” Policy 2.19 of the London Plan aims to enhance green infrastructure such as Green Corridors and encourage the linkage of green infrastructure, utilising green chains, street trees and other components of urban greening. Policy 7.19 of the London Plan requires Boroughs to identify, protect and enhance corridors of movement, such as green corridors, that are important to enable species to colonise, re-colonise and move between sites. Policies 5.2 and 5.3 of Ealing’s Development (Core) Strategy encourages the management and enhancement of the North Circular Road for nature conservation and tree planting. Policy 2.18 of Ealing’s Development Management DPD seeks to protect Green Corridors and states “the coherence of green and open spaces and their integrity in fulfilling the complementary functions of nature conservation, heritage conservation and recreation remain the overriding principles governing their development, extension and use. Only development ancillary to the open space will be permitted.”

Although there would be modest additional hardstanding in this area, the proposal consists of several urban greening measures that would enhance the function of the open space. These measures include extensive wildflower planting, 15 additional trees,

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Page 51 of 272 Planning Committee 17/10/2018 Schedule Item 01 flower rich perennial planting, hedge planting, intensive green roof, green façades (plant climbers) and grasscrete permeable paving. These measures, in addition to the ecology improvements measures secured by condition 33, would enhance the Green Corridor. As such, the proposal would be in accordance with Policies 2.19 and 7.19 of the London Plan, Policies 5.2 and 5.3 of Ealing’s Development (Core) Strategy and Policy 2.18 of Ealing’s Development Management DPD.

Design and Appearance:

Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of the Ealing Development Management DPD require development to be considered in terms of local character, architecture and design amenity.

The proposed building has been appropriately set back from the North Circular Road and adequately separated and screened from the road by soft landscaping, tree planting and biodiversity improvement measures. The proposed siting of the four-storey element along the east boundary of the site would act as a desirable noise barrier and buffer to create a sheltered external dining and play area towards the centre of the site. The proposed location and design would also create a suitably overlooked pedestrian through route along the northern axis of the site. For these reasons the location of the development is considered acceptable in design terms.

Locating the four-storey element towards the north and east of the site and stepping the building down to double-height halls towards the south of the site is acceptable, as this responds appropriately to the smaller-scale (two-storey) residential buildings located within the Ealing Cricket Ground Conservation Area to the south and taller 5-12 storey buildings to the east.

The ground floor void along the north façade is considered a desirable architectural feature which helps articulate this elevation and assists in creating a legible building entrance.

The use of protruding and recessed brickwork, contrasting brick tones, varying deep (180 mm) and shallow (40 mm) window reveals, varying window layout to reference the work of Ada Lovelace and the integration of large elements of green façades, all combine to create an exemplar school design.

The proposed indicative buff bricks would help to distinguish the school from its surroundings while also respecting and complementing the character of the area and nearby Conservation Areas. Further details are secured by condition (see condition 3).

It is considered that the proposal would be in accordance with Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of the Ealing Development Management DPD.

Impact upon Amenity of Neighbouring Properties:

Policy 7.6 of the London Plan requires new development not to cause unacceptable harm to the amenity of surrounding land and buildings (particularly residential buildings) in relation to privacy and overshadowing. Policies 7A and 7B of the Ealing Development Management DPD seeks to ameliorate harmful emissions, including noise, light and

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Page 52 of 272 Planning Committee 17/10/2018 Schedule Item 01 odour which may harm the surrounding area, avoid inappropriate overlooking and requires development to have regard to its visual impact.

The nearest residential properties to the proposed building front Woodville Garden. The rear of these properties are located approximately 40 metres to the south of the proposed building. During the application process, it has been brought to the Council’s attention that an outbuilding to the rear of no. 51 Woodville Gardens is in residential use (despite no planning history). This is located approximately 10 metres to the south of the proposed building.

There are no south facing windows that would cause any direct overlooking of neighbouring properties on Woodville Gardens, while the significant separation with residential properties to the west (140 metres) and east (50 metres) would ensure no overlooking of these properties either. There are no residential units to the north.

The proposed weldmesh boundary to the south would allow views from the site to the rear of Woodville Gardens’ properties and vice versa. It is worth noting that this is the case at present for the site’s existing sports use. The proposed planting buffer along the site’s southern boundary and the proposed acoustic barrier to the west would reduce the potential impact on privacy and would be a notable improvement on the existing design for the lawful use.

With regards to noise, it must be noted that the lawful sports use has potential to be a significant noise source, with playing courts near residential properties and no noise mitigation measures in-situ. The proposed four-storey building would provide some noise relief to the west with the building acting as a noise barrier to the North Circular, while a 2.4 metre acoustic barrier would be installed where existing play courts are located to west. In addition, the hours of use of the site have been restricted in consideration of the surrounding residential area (please see condition 22). The submitted Environmental Noise Impact Assessment-Rev-04, prepared Mach Acoustics, by dated 27.09.2018 concludes there would be a “slight increase in ambient noise levels” at Woodville Gardens, however this is negligible compared with the lawful sports use. The Council’s Regulatory Services have raised no objection and are satisfied with the level of protection provided by the acoustic barrier to the west. Thus, the resulting noise levels would not be considered inappropriate to warrant refusal.

With regards to light disturbance concerns, details have been secured by way of condition (please see condition 21) to ensure any onsite lighting would include measures to minimise use of lighting and prevent glare and sky glow. These details must be approved by the Council’s Regulatory Services prior to installation and use and as such, is considered a suitable resolution to address these neighbour concerns.

The applicant has submitted a Daylight, Sunlight and Overshadowing Assessment, dated July 2018 to assess the impact of the proposal on the adjacent MOL and COS. Given to location and size of the proposed building, an assessment of the potential overshadowing of residential properties was not considered necessary. However, it transpired during the planning process that the outbuilding to the rear of no. 51 Woodville Gardens (south of the application site), is in use as a residential unit (no. 51A) and has north facing windows on the boundary of the sports ground. There is no planning history of this outbuilding or its residential use and it was noted during the site visit that the north facing windows were largely blocked by plants on the site boundary.

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After discovering the use of this outbuilding as a residential unit, the applicant submitted a further Daylight, Sunlight and Overshadowing Assessment (Addendum), dated August 2018 to fully assess the impacts. This addendum acknowledges “the analysis against the BRE Guidelines has some localised failures concerning the windows on the north façade based on the Vertical Sky Component (VSC) calculations”, however, “the assessment has concluded that the proposed development will have an overall negligible impact on daylight availability on the adjacent property at 51A Woodville Gardens.”

In addition, and of relevance, as per the General Permitted Development Order (2015), Part 2, Class A, the owner of the application site is entitled to construct a two-metre-tall wall (fence or other means of enclosure) along their site boundary with Woodville Gardens under their permitted development rights.

On balance, the proposed school to the north of Woodville Gardens is considered acceptable with regards to daylight, sunlight and overshadowing.

With regards to odour, condition 20 has been recommended in relation to mitigating possible odour emissions from the school’s kitchen.

It is considered that the scheme, would not unduly impact on the amenity of surrounding residential properties to warrant refusal, owing to the size, height and location of the proposal and scale of previous development onsite. The proposal would broadly comply with Policy 7.6 of the London Plan and Policies 7A and 7B of the Ealing Development Management DPD.

Air Quality:

Policy 7.14 of the London Plan and Policy SI1 of the Draft London Plan states that development proposals should use design solutions to prevent or minimise increased exposure to existing air pollution and make provision to address local problems of air quality. Particular care should be taken with developments that are likely to be used by large numbers of people particularly vulnerable to poor air quality, such as children or older people.

The Council’s Regulatory Services have confirmed “the air quality assessment provided by Hoare Lea demonstrates that air quality at the most affected façade of the proposed school building i.e. the eastern façade facing the North Circular Road, would comply with the health-based national Air Quality Objectives for nitrogen dioxide. This is consistent with the results of the Council’s nitrogen dioxide survey. Locations further back from the North Circular Road, including the sports pitches, would benefit from still lower pollutant levels. The measures provided for noise mitigation within the buildings would also afford some protection from elevated air pollutant concentrations, provided that fresh air intakes are appropriately located.” The ventilation scheme has been secured by condition 35 and as such, the Council’s Regulatory Services are satisfied and raise no objection.

Therefore, the proposal would be in accordance with Policy 7.14 of the London Plan and Policy SI1 of the Draft London Plan.

Transport:

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Page 54 of 272 Planning Committee 17/10/2018 Schedule Item 01

Policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.12, 6.13 and 6.14 of the London Plan, Policy 6.13 of Ealing’s Development Management DPD and Ealing’s Sustainable Transport for New Development SPD require developments to be assessed on the effects it would have on the transport capacity, traffic flow and congestion. These policies also require developments to provide secure, integrated, convenient and accessible cycle facilities and appropriate levels of car parking, including disabled car parking and electric vehicle charging points.

West Acton underground station is within a 15-minute walk catchment from site and provides onward connections to the wider Ealing area and Greater London. Bus stops Stop ER and EQ are located within 300 metres of the site on the North Circular Road. As a result, the site has a PTAL rating of 3 (0 representing the least accessible locations and 6b representing excellent accessibility).

CPZ Zone W is located to the west of the site in operation from 9am-10am and 3pm-4pm Monday to Friday. CPZ Zone O is located to the east of the site in operation from 9am- 10am and 3pm-4pm Monday to Friday and CPZ Zone Z is located to the south-east of the site in operation from 10am-11am and 2pm-3pm Monday to Friday.

The application site can be accessed by vehicles and pedestrians from Park View Road to the west of the site at present.

The proposed school would accommodate 1,330 students and 115 FTE staff. The vehicular access would remain on Park View Road, while two further pedestrian/cycle access points are proposed to the east of the site.

14 vehicle parking spaces have been proposed for school use, including two minibus spaces, one enlarged space and one disabled car parking space. 194 cycle parking places have been proposed. This level of provision accords with London Plan standards and has been accepted by the Council’s Transport Services.

Some objectors raise concerns regarding the lack of onsite parking. Onsite parking was required to be reduced to this level of provision by The Council’s Transport Services and Transport for London. The site is surrounded by CPZ’s and a contribution has been secured in the legal agreement to review these CPZ’s. As such the proposal would not be considered to unduly impact the existing on-street parking provision on surrounding residential streets.

The Council’s Transport Services and Transport for London have raised no objection to the proposed development subject to conditions and legal agreement as previously detailed in the report. The legal agreement includes highway safety and improvement measures worth more than £250,000, including, but not limited to the provision of a toucan crossing on the North Circular Road, a school safety zone on Park View Road and the North Circular Road, CPZ review and extension and installing a signal crossing point at the junction of Hillcrest Road and the North Circular.

Subject to the recommended conditions and legal agreement; the proposal would not be considered to raise any adverse road safety concerns, nor would it be considered to have a detrimental impact on the surrounding road network. The proposal would therefore be in accordance with Policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.12, 6.13 and 6.14 of

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Page 55 of 272 Planning Committee 17/10/2018 Schedule Item 01 the London Plan, Policy 6.13 of Ealing’s Development Management DPD and Ealing’s Sustainable Transport for New Development SPD.

Heritage:

Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) set out the obligation on local planning authorities to pay special regard to safeguarding the special interest of listed buildings and their settings, and preserving or enhancing the character or appearance of conservation areas.

Paragraph 195 of the NPPF states any development which causes harm or loss to a heritage asset should be refused, unless it can be demonstrated that the harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss of the proposal including, where appropriate, securing its optimum viable use. Paragraph 196 states that a proposal which would result in harm to a designated heritage asset should be decided by a balanced judgement, having regard to the scale of any harm or loss and the significance of the heritage asset.

Policy 7.8 of the London Plan and Policy HC1 of the draft London Plan states that development affecting a heritage asset should conserve the significance of it’s setting by being sympathetic to the form, scale, materials and architectural detail of its surroundings, while Policies 7C and 7.4 of the Ealing’s Development Management DPD require development to retain and enhance characteristic features that contribute to the Conservation Area and should also complement the scale of built form.

The site is not located within a Conservation Area, does not contain any Listed Buildings, nor is the site within an Archaeological Interest Area, however, the site immediately adjoins the rear of properties within Ealing Cricket Ground Conservation Area to the south and is separated from Hanger Hill (Haymills) Estate Conservation Area to the north-east by the North Circular Road.

The two to four-storey proposed school would respect the prevailing height of the surrounding area, with the lower building elements (double height sports hall and main hall) respectfully located towards the Ealing Cricket Ground Conservation Area, a notable 45 metres from the rear of properties facing Woodville Gardens. The scale of the development would not be apparent from nearby Conservation Areas as demonstrated in the submitted Landscape, Townscape and Visual Impact Assessment- Rev-02, prepared Plincke, dated June 2018, due to the height, location and plant screening along the site’s boundary.

The use of buff brick is informed by the surroundings, would complement the character of the area and would subtly distinguish the school from neighbouring red brick residential properties.

The submitted Landscape, Town and Visual Impact Assessment concluded there would be “no visual impact on the two Conservation Areas.” In addition, neither of the neighbouring Conservation Area Panel’s raised an objection to the proposed school.

An Archaeological Desk-Based Assessment, ref: 14364, prepared by Archaeological Solutions, dated 28.09.18 has been referred to the Greater London Archaeological

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Advisory Services (GLAAS). GLAAS have raised no objection to the proposal subject to a condition regarding a Written Scheme of Investigation. Please refer to condition 30.

The proposal would not undermine the significance of the neighbouring Conservation Areas due the proposed height, scale, location, materials that would be used and site screening. Thus, the proposal would comply with the objectives of the NPPF, the London Plan and Ealing’s Development Management DPD.

Energy and Sustainability:

Policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan, as reinforced by Policies G1, G5, SI1, SI2, SI3, SI4 and SI7 in the Draft London Plan, require developments of this scale and nature to be designed sustainably, for the development to follow the ‘lean, clean, green’ approach and to incorporate measures to reduce the level of carbon dioxide emissions.

The applicant is proposing an array of up to 830 sq. m. of photovoltaic panels to reduce carbon dioxide emissions at the school. The submitted BREEAM Pre-Assessment report targets a minimum BREEAM rating of ‘very good’.

The Council’s Energy and Sustainability Officer has no objection to the proposed development subject to conditions regarding BREEAM, overheating and cooling, ultra- low NOx gas boilers, sustainable design and construction standards, energy centre, energy strategy, green roof and green façades, a contribution of £2,706 for post- construction energy monitoring and a carbon offset clause.

The proposal would be in accordance with 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan, as reinforced by Policies G1, G5, SI1, SI2, SI3, SI4 and SI7 in the Draft London Plan subject to compliance with the aforementioned conditions, a contribution of £2,706 being received by the Council for energy monitoring and a carbon offset clause.

Flood Risk and Drainage:

Policy 5.12 of the London Plan require developments to remain safe and operational under flood conditions, while Policy 5.13 states developments should demonstrate consideration of the drainage hierarchy, aim to achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible.

The application site is within Flood Zone 1 and is not within a Critical Drainage Area, however, the West London Strategic Flood Risk Assessment has identified a small section (approx. 400 sq. m.) of the site to the north of the existing outbuilding and a 100 sq. m. to the south of the site to be within a 1 in 100 year probability for surface water flooding.

The Lead Local Flood Authority has reviewed the proposal and has raised no objection.

Therefore, the proposal would be in accordance with Policies 5.12 and 5.13 of the London Plan.

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Trees and Landscaping:

Policies 5.10 and 7.21 of the London Plan and Policy G7 of the Draft London Plan require new developments to retain trees of value and integrate green infrastructure such as tree planting, particularly canopied species which provide a wider range of benefits. Any loss of trees resulting from development should be replaced following the principle of “right place, right tree” (A Tree and Woodland Framework for London, 2005). Policy 5.10 of Ealing’s Development Management DPD states where trees are proposed to be removed, re-planting is required based on no net loss of amenity. While the extent and location of the planting need not necessarily be the same afterward as it was before development, the quality and type of amenity offered (based on CAVAT value) should at least be the same, if not better.

11 trees (one category B, eight category C and two category U) and seven groups of trees (six category C and one category U) are proposed for removal. This includes one Tree Preservation Order Tree (T39) which is a category U Hybrid Black Poplar. 49 new trees with an estimated value of £33,000 are proposed to be planted onsite. The Council’s Tree Services have reviewed the proposal and are satisfied subject to conditions to ensure the protection of retained trees and to ensure proposed trees have the best chance of becoming established.

Subject to tree monitoring, planting and soil rooting volume and tree protection conditions; the proposal would be in accordance with Policies 5.10 and 7.21 of the London Plan, Policy G7 of the Draft London Plan and Policy 5.10 of Ealing’s Development Management DPD.

CIL

The Mayor’s Community Infrastructure Levy (CIL) was adopted on 01.04.2012. This has introduced a charging system within Ealing of £35 per sqm of gross internal area created. The CIL Regulations 2010 (as amended) state that affordable housing and education development will be exempt from the charge but this is subject to the criteria set out in Regulation 51 of the CIL Regulations 2010 (as amended).

Fire Safety

Large schemes may require several different consents before they can be built. For example, Building Control approval needs to be obtained to certify that developments and alterations meet building regulations. Highways consent will be required for alterations to roads and footpaths; and various licenses may be required for public houses, restaurants and elements of the scheme that constitute 'house in multi- occupation'.

The planning system allows assessment of several interrelated aspects of development when planning applications are submitted to the Council. The proposed materials to be used may be approved under a planning permission based on the details submitted as part of the planning application, or they may be subject to a condition that requires such details to be submitted and approved prior to the commencement of the development. Whichever the case, planning officers' appraisal of materials is focused on the visual impact of such materials in relation to the design of the overall scheme itself, the character of the local area or indeed on the amenities of residents.

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The technical aspects of the materials to be used in any development, in relation to fire safety, are considered under the Building Act (1984) and specifically the Building Regulations (2010). These require minimum standards for any development, although the standards will vary between residential and commercial uses, and in relation to new build and change of use/conversions. The regulations cover a range of areas including structure and fire safety.

Any person or organisation carrying out development can appoint either the Council’s Building Control Service or a Private Approved Inspector to act as the Building Control Body (BCB), to ensure that the requirements of the Building Regulations are met. The BCB would carry an examination of drawings for the proposed works, and carry out site inspection during the work to ensure that the works are carried out correctly. On completion of work the BCB will issue a Completion Certificate to confirm that the works comply with the requirements of the Building Regulations. In relation to fire safety in high rise residential developments, some of the key measures include protected escape stairways, smoke detection within flats, emergency lighting to commons areas, cavity barriers/fire stopping and the use of sprinklers and wet/dry risers where appropriate.

Conclusion

The application has been assessed in terms of the principle, character and appearance, transport, noise and air quality, heritage, energy and sustainability, flood risk and drainage and landscaping and trees. It is considered that the proposal is acceptable and would be consistent with the aims of the relevant policies of the National Planning Policy Framework, The London Plan, Ealing’s Development (Core) Strategy, Development Management DPD and Planning for Schools DPD.

Human Rights Act

In making your decision, you should be aware of and consider any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights.

You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is a proportionate response to the submitted application based on the considerations set out in this report.

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Page 59 of 272

Page 60 of 272 ITEM 02 & 03 - King Fahad Academy For Girls 123-127 Little Ealing Lane Ealing W5 4EJ

Page 61 of 272 © Crown copyright and database rights 2015 OS LA0100019807 05 October 2018 1:1250

Page 62 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03

Ref : (A) 183265LBC and (B) 183265FUL

Address: King Fahad Academy For Girls, 123-127 Little Ealing Lane, Ealing, London, W5 4EJ.

Ward: Northfield

Proposal: (A) Demolition of two and three-storey extensions (to north and south of Place House) and replacement with part single, part two and part three-storey extensions for use as a four form entry secondary school and sixth form (840 pupils); refurbishment of Place House, garden folly and gate house; associated hardstanding and boundary treatment works; and refuse and cycle parking storage (Listed Building Consent)

(B) Demolition of two and three-storey extensions (to north and south of Place House) and replacement with part single, part two and part three-storey extensions for use as a four form entry secondary school and sixth form (840 pupils); refurbishment of Place House, garden folly and gate house; associated hardstanding and boundary treatment works; and refuse and cycle parking storage.

Drawing numbers: FS0325-STL-00-01-DR-A-0112-Rev-P06; FS0325-STL-00-00- DR-A-0111-Rev-P06; FS0325-ALA-00-XX-DR-L-0002-Rev-P21; FS0325-STL-00-RL- DR-A-0114-Rev-P08; FS0325-ALA-00-XX-DR-L-0001-Rev-P16; FS0325-EBA-XX-EL- DR-A-3107-Rev-P02; 066477 CUR 00 00 DR TP 0021; FS0325-EBA-XX-EL-DR-A- 3105-P01; FS0325-ALA-00-XX-DR-L-0010-Rev-P04; FS0325-ALA-00-XX-DR-L-0004- Rev-P12; FS0325-ALA-00-XX-DR-L-0005-Rev-P09; FS0325-ALA-00-XX-DR-L-0003- Rev-P16; FS0325-ALA-00-XX-DR-L-0006-Rev-P11; FS0325-ALA-00-XX-DR-L-0009- Rev-P06; FS0325-ALA-00-XX-DR-L-0013-Rev-P04; FS0325-EBA-XX-EL-DR-A-3106- Rev-P01; FS0325-STL-00-XX-DR-A-0701-Rev-P04; FS0325-STL-00-XX-DR-A-0225- Rev-P06; FS0325-STL-00-XX-DR-A-0222-Rev-P09; FS0325-STL-00-XX-DR-A-0223- Rev-P10; FS0325-STL-00-XX-DR-A-0224-Rev-P10; FS0325-STL-00-XX-DR-A-0221- Rev-P08; FS0325-STL-00-02-DR-A-0113-Rev-P06; FS0325-STL-00-XX-DR-A- 0202-Rev-P05; FS0325-STL-00-XX-DR-A-0313-Rev-P04; FS0325-EBA-A3-00- DR-A-5101-Rev-P01; FS0325-EBA-A3-XX-SH-A-0003-Rev-01; FS0325-EBA-A3-01-DR- A-100-Rev-P04; FS0325-EBA-A3-XX-DR-A-5002-Rev-P05; FS0325-SPZ-A3-01-DR-I- 0030-P03; FS0325-ALA-00-XX-DR-L-0007-Rev-P02; FS0325-ALA-00-XX-DR-L-0008- Rev-P02; FS0325-EBA-A3-00-DR-A-0002-Rev-P02; ; FS0325-EBA-A3-00-DR-A-1002- Rev-P03; FS0325-EBA-A3-00-DR-A-100-Rev-P03; FS0325-EBA-A3-01-DR-A-0003- Rev-P02; FS0325-EBA-A3-01-DR-A-1003-Rev-P04; FS0325-EBA-A3-B1-DR-A-0001- Rev-P02; FS0325-EBA-A3-EL-DR-A-0005-Rev-P01; FS0325-EBA-A3-EL-DR-A-0006- Page 1 of 45

Page 63 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03

Rev-P01; FS0325-EBA-A3-EL-DR-A-0007-Rev-P02; FS0325-EBA-A3-EL-DR-A-2001- Rev-P01; FS0325-EBA-A3-EL-DR-A-2002-Rev-P01; FS0325-EBA-A3-EL-DR-A-2003- Rev-P01; FS0325-EBA-A3-RF-DR-A-0004-Rev-P02; FS0325-EBA-A3-RF-DR-A-1004- Rev-P03; FS0325-EBA-A3-SX-DR-A-0008-Rev-P01; FS0325-EBA-A3-SX-DR-A-3001- Rev-P01; FS0325-EBA-A3-XX-DR-A-5001-Rev-P03; FS0325-EBA-CE-00-DR-A-0001- Rev-P01; FS0325-EBA-CE-01-DR-A-0002-Rev-P01; FS0325-EBA-CE-02-DR-A-0003- Rev-P01; FS0325-EBA-CE-SX-DR-A-0007-Rev-P01; FS0325-EBA-CE-SX-DR-A-0006- Rev-P01; FS0325-EBA-CE-RF-DR-A-0004-Rev-P01; FS0325-EBA-CE-SX-DR-A-0008- P01; FS0325-EBA-FL-EL-DR-A-0002-P03; FS0325-EBA-FL-EL-DR-A-0003-Rev-P03; FS0325-EBA-FL-EL-DR-A-2001-Rev-P03; FS0325-EBA-FL-EL-DR-A-2002-Rev-P03; FS0325-EBA-FL-XX-DR-A-0001-Rev-P03; FS0325-EBA-FL-XX-DR-A-1001-Rev-P03; FS0325-EBA-GH-00-DR-A-0001-Rev-P01; FS0325-EBA-GH-EL-DR-A-0002-Rev-P01; FS0325-EBA-GH-SX-DR-A-0003-Rev-P01; 6729-D-AIA; FS0325-STL-00-00-DR-A- 0101-Rev-P04; FS0325-STL-00--01-DR-A-0100-Rev-P04; FS0325-STL-00-01-DR-A- 0102-Rev-P04; FS0325-STL-00-02-DR-A-0103-Rev-P04; FS0325-STL-00-RL-DR-A- 0104-Rev-P04; FS0325-STL-00-RL-DR-A-0105-P04 ; FS0325-STL-00-XX-DR-A- 0201-Rev-P04; FS0325-STL-00-XX-DR-A-0211-Rev-P04; FS0325-STL-A1-XX-DR-A- 0311-Rev-P04; FS0325-STL-A2-01-DR-A-0312-Rev-P04; FS0325-STL-00-XX-DR-A- 0314-Rev-P03; Letter, RE BREEAM, prepared by 3-Planets, dated 13.09.2018; BREEAM Pre-Assessment Summary Report, prepared by 3-Planets, dated 10.09.2018; Email, RE Urban Greening, prepared by Mr. T Spencer, dated 18.09.18; Construction Demolition Plan-Rev-P04, prepared by Bowmer and Kirkland, dated 12.09.2018; Design and Access Statement Addendum, ref: DOCUMENT NO. FS0325-STL-XX-XX-RP-A- 0015_DASADDENDUM_P02, prepared by Stride Treglown, dated September 2018; Draft Community Use Agreement, prepared by Ealing Fields High School, dated, 18.09.2018; Energy Report, ref: FS0325-RPS-XX-XX-RP-N-0011-P04, prepared by RPS, dated 17.09.2018; Outline Construction Logistics Plan-Rev-P04; Planning Statement, ref: 3019Lo/FS0325-DPP-00-XX-RP-T0004_PlanningStatement-P02, prepared by DPP Planning, dated September 2018; Statement of Community Involvement, ref:3019Lo/ FS0325-DPP-00-XX-RP- T0005_StatementofCommunityInvolvement-P02, prepared by DPP Planning, dated July 2018; Sustainability Statement, ref: FS0325-RPS-XX-XX-RP-N-0015-P04, prepared by RPS, dated 17.09.2018; Transport Assessment-Rev-04, ref: 66477, prepared by Curtains, dated 17.09.2018; Interim Travel Plan-Rev-04, ref 66477, prepared by Curtains, dated 17.09.2018; Letter, RE Response to Objections, prepared by DPP, dated 17.08.2018; Letter, RE Response to Historic England, prepared by Ettwein Bridges Architects LLP, dated 24.08.2018; Noise Impact Assessment-Rev-P03, ref: FS0325- BHE-XX-XX-RP-Y-0002_Noise Impact Assessment, prepared BuroHappold Engineering, by dated 15.08.2018; Scope of Works-Rev-P02, ref: FS0325-EBA-A3-XX- RP-A-0002, prepared by Ettwein Bridges Architects LLP, dated August 2018; Letter, RE Bats, ref: REF 3263, prepared by SWT Ecology Services, dated 09.08.2018; Drainage Assessment Form, prepared Curtins, by dated 09.07.2018; Heritage Impact Assessment, prepared by Grover Lewis Associates Ltd, dated July 2018; Air Quality Assessment, prepared by Air Quality Consultants, dated 28.06.2018; Sunlight and Daylight Analysis-Rev-P03, ref: FS0325-ARU-XX-XX-RP-Y-0002, prepared by ARUP, dated 02.07.2018; Archaeological Desk-Based Assessment-Rev-2, ref: 2018134, prepared by Archaeology South East, dated June 2018; Secured by Design New School (2014) Tracker-Rev-P05, prepared by Bowmer and Kirkland, dated 02.07.2018; Construction Environmental Management Plan-Rev-B, prepared by Bowmer and Kirkland, dated 29.06.2018; Flood Risk Assessment and Drainage Strategy-Rev-P02, ref: Ref: FS0325-CUR-00-XX-RP-CE-0001_FRA, prepared by Curtins, dated

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28.06.2018; Phase 2 Site Investigation-Rev-P03, ref: FS0325-CUR-00-XX-RP-G- 0002_Phase2SIReport, prepared by Curtins, dated 26.06.2018; Structural Survey Report-Rev-P02, ref: FS0325-CUR-A3-XX-RP-S-0001, prepared by Curtins, dated 26.06.2018; Tree Survey, Arboricultural Impact Assessment Arboricultural Method Statement & Tree Protection Plan-Rev-A, prepared by Hayden’s Arboricultural Consultants, dated 28.06.2018; BREEAM New Construction 2014 Pre-assessment, prepared by 3-Planet, dated 29.06.2018; BREEAM Refurbishment and Fit-Out 2014 Pre- assessment, prepared by 3-Planet, dated 29.06.2018; Overheating Analysis, ref: FS0325-RPS-XX-XX-RP-N-012-P02, prepared by RPS, dated 29.06.2018; Design and Access Statement-Rev-P06, prepared by Stride Treglown, dated July 2018; Bat Preliminary Roost Assessment and Emergence/Re-entry Surveys-V1.2, prepared by SWT Ecology Services, dated 28.06.2018; Reptile Survey, prepared by SWT Ecology Services, dated October 2017; Extended Phase 1 Survey, ref: EP1/BTE/KFA, prepared by Urban Wildlife, dated 02.03.2017.

Type of Application: (A) Listed Building Consen & (B) Full Application

Application Valid: 11.07.2018

Report by Alan Corcoran

Recommendation: (A) Grant Listed Building Consent, subject to conditions (B) Grant full planning permission, subject to Section 106 Legal Agreement and conditions

Executive Summary

The vacant school site (formerly the 500-pupil place King Fahad Academy) is designated in Ealing’s Planning for Schools DPD for school use. The principle of the proposed 840 place school on this site is considered acceptable.

Place House is centrally located onsite and is an eighteenth-century Grade II Listed Building. Place House has nineteenth and twentieth century additions to the north and south, while an eighteenth-century century gate lodge and an octagonal garden folly structure are also Listed due to their location within the curtilage.

Ealing Fields School propose to use the site and as such require the demolish and redevelop the later extensions to comply with the Government’s Output Specifications for schools and to meet the requirements of the Disability Discrimination Act (DDA). Notably Place House, the gate lodge and garden folly would be restored and put back into use after a significant period of vacancy which has resulted in notable deterioration of the heritage asset.

Whilst it is accepted that the removal of the extensions to Place House would lead to some minor loss of significance to the Listed Building, it is considered the modest level of harm caused would be significantly outweighed by the wider public benefit that would result from securing the long-term viable re-use, refurbishment and conservation of Place House, the gatehouse and the garden folly.

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Ealing Fields School is currently in operation in temporary units at the former Eversheds Sports Ground, Hanwell, W7 2BB. This was granted temporary permission in 2016 until 2018 and was subsequently extended to 2020 while this permanent solution was progressed.

316 public representations have been made, with 246 representations supporting the new school and community facilities and 63 representations raising objections.

The application has been assessed in terms of the principle, character and appearance, heritage, transport, noise and air quality, energy and sustainability, flood risk and drainage and landscaping and trees. It is considered that the proposal would be consistent with the aims of the relevant policies of the National Planning Policy Framework, The London Plan, Ealing’s Development (Core) Strategy, Development Management DPD and Planning for Schools DPD.

It is recommended that planning permission should be approved subject to conditions and a Section 106 Legal Agreement and Listed Building Consent be granted.

Recommendation (A)

Grant Listed Building Consent subject to the following conditions:

Time Limit

1. The development to which this consent relates must be begun no later than the expiration of three years beginning with the date on which the consent is granted.

Reason: To comply with the provisions of Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended, to prevent the accumulation of unimplemented listed building consents, and to enable the Local Planning Authority to review the situation at the end of this period if the development has not begun.

Approved Plans

2. The development hereby permitted shall be carried out in accordance with the following approved documents and plans:

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Rev-P02; FS0325-ALA-00-XX-DR-L-0008-Rev-P02; FS0325-EBA-A3-00-DR-A-0002- Rev-P02; ; FS0325-EBA-A3-00-DR-A-1002-Rev-P03; FS0325-EBA-A3-00-DR-A-100- Rev-P03; FS0325-EBA-A3-01-DR-A-0003-Rev-P02; FS0325-EBA-A3-01-DR-A-1003- Rev-P04; FS0325-EBA-A3-B1-DR-A-0001-Rev-P02; FS0325-EBA-A3-EL-DR-A-0005- Rev-P01; FS0325-EBA-A3-EL-DR-A-0006-Rev-P01; FS0325-EBA-A3-EL-DR-A-0007- Rev-P02; FS0325-EBA-A3-EL-DR-A-2001-Rev-P01; FS0325-EBA-A3-EL-DR-A-2002- Rev-P01; FS0325-EBA-A3-EL-DR-A-2003-Rev-P01; FS0325-EBA-A3-RF-DR-A-0004- Rev-P02; FS0325-EBA-A3-RF-DR-A-1004-Rev-P03; FS0325-EBA-A3-SX-DR-A-0008- Rev-P01; FS0325-EBA-A3-SX-DR-A-3001-Rev-P01; FS0325-EBA-A3-XX-DR-A-5001- Rev-P03; FS0325-EBA-CE-00-DR-A-0001-Rev-P01; FS0325-EBA-CE-01-DR-A-0002- Rev-P01; FS0325-EBA-CE-02-DR-A-0003-Rev-P01; FS0325-EBA-CE-SX-DR-A-0007- Rev-P01; FS0325-EBA-CE-SX-DR-A-0006-Rev-P01; FS0325-EBA-CE-RF-DR-A-0004- Rev-P01; FS0325-EBA-CE-SX-DR-A-0008-P01; FS0325-EBA-FL-EL-DR-A-0002-P03; FS0325-EBA-FL-EL-DR-A-0003-Rev-P03; FS0325-EBA-FL-EL-DR-A-2001-Rev-P03; FS0325-EBA-FL-EL-DR-A-2002-Rev-P03; FS0325-EBA-FL-XX-DR-A-0001-Rev-P03; FS0325-EBA-FL-XX-DR-A-1001-Rev-P03; FS0325-EBA-GH-00-DR-A-0001-Rev-P01; FS0325-EBA-GH-EL-DR-A-0002-Rev-P01; FS0325-EBA-GH-SX-DR-A-0003-Rev-P01; 6729-D-AIA; FS0325-STL-00-00-DR-A-0101-Rev-P04; FS0325-STL-00--01-DR-A-0100- Rev-P04; FS0325-STL-00-01-DR-A-0102-Rev-P04; FS0325-STL-00-02-DR-A-0103- Rev-P04; FS0325-STL-00-RL-DR-A-0104-Rev-P04; FS0325-STL-00-RL-DR-A-0105- P04 ; FS0325-STL-00-XX-DR-A-0201-Rev-P04; FS0325-STL-00-XX-DR-A-0211-Rev- P04; FS0325-STL-A1-XX-DR-A-0311-Rev-P04; FS0325-STL-A2-01-DR-A-0312-Rev- P04; FS0325-STL-00-XX-DR-A-0314-Rev-P03; Letter, RE BREEAM, prepared by 3- Planets, dated 13.09.2018; BREEAM Pre-Assessment Summary Report, prepared by 3- Planets, dated 10.09.2018; Email, RE Urban Greening, prepared by Mr. T Spencer, dated 18.09.18; Construction Demolition Plan-Rev-P04, prepared by Bowmer and Kirkland, dated 12.09.2018; Design and Access Statement Addendum, ref: DOCUMENT NO. FS0325-STL-XX-XX-RP-A-0015_DASADDENDUM_P02, prepared by Stride Treglown, dated September 2018; Draft Community Use Agreement, prepared by Ealing Fields High School, dated, 18.09.2018; Energy Report, ref: FS0325-RPS-XX-XX-RP-N- 0011-P04, prepared by RPS, dated 17.09.2018; Outline Construction Logistics Plan- Rev-P04; Planning Statement, ref: 3019Lo/FS0325-DPP-00-XX-RP- T0004_PlanningStatement-P02, prepared by DPP Planning, dated September 2018; Statement of Community Involvement, ref:3019Lo/ FS0325-DPP-00-XX-RP- T0005_StatementofCommunityInvolvement-P02, prepared by DPP Planning, dated July 2018; Sustainability Statement, ref: FS0325-RPS-XX-XX-RP-N-0015-P04, prepared by RPS, dated 17.09.2018; Transport Assessment-Rev-04, ref: 66477, prepared by Curtains, dated 17.09.2018; Interim Travel Plan-Rev-04, ref 66477, prepared by Curtains, dated 17.09.2018; Letter, RE Response to Objections, prepared by DPP, dated 17.08.2018; Letter, RE Response to Historic England, prepared by Ettwein Bridges Architects LLP, dated 24.08.2018; Noise Impact Assessment-Rev-P03, ref: FS0325- BHE-XX-XX-RP-Y-0002_Noise Impact Assessment, prepared BuroHappold Engineering, by dated 15.08.2018; Scope of Works-Rev-P02, ref: FS0325-EBA-A3-XX- RP-A-0002, prepared by Ettwein Bridges Architects LLP, dated August 2018; Letter, RE Bats, ref: REF 3263, prepared by SWT Ecology Services, dated 09.08.2018; Drainage Assessment Form, prepared Curtins, by dated 09.07.2018; Heritage Impact Assessment, prepared by Grover Lewis Associates Ltd, dated July 2018; Air Quality Assessment, prepared by Air Quality Consultants, dated 28.06.2018; Sunlight and Daylight Analysis-Rev-P03, ref: FS0325-ARU-XX-XX-RP-Y-0002, prepared by ARUP, dated 02.07.2018; Archaeological Desk-Based Assessment-Rev-2, ref: 2018134, prepared by Archaeology South East, dated June 2018; Secured by Design New School

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(2014) Tracker-Rev-P05, prepared by Bowmer and Kirkland, dated 02.07.2018; Construction Environmental Management Plan-Rev-B, prepared by Bowmer and Kirkland, dated 29.06.2018; Flood Risk Assessment and Drainage Strategy-Rev-P02, ref: Ref: FS0325-CUR-00-XX-RP-CE-0001_FRA, prepared by Curtins, dated 28.06.2018; Phase 2 Site Investigation-Rev-P03, ref: FS0325-CUR-00-XX-RP-G- 0002_Phase2SIReport, prepared by Curtins, dated 26.06.2018; Structural Survey Report-Rev-P02, ref: FS0325-CUR-A3-XX-RP-S-0001, prepared by Curtins, dated 26.06.2018; Tree Survey, Arboricultural Impact Assessment Arboricultural Method Statement & Tree Protection Plan-Rev-A, prepared by Hayden’s Arboricultural Consultants, dated 28.06.2018; BREEAM New Construction 2014 Pre-assessment, prepared by 3-Planet, dated 29.06.2018; BREEAM Refurbishment and Fit-Out 2014 Pre- assessment, prepared by 3-Planet, dated 29.06.2018; Overheating Analysis, ref: FS0325-RPS-XX-XX-RP-N-012-P02, prepared by RPS, dated 29.06.2018; Design and Access Statement-Rev-P06, prepared by Stride Treglown, dated July 2018; Bat Preliminary Roost Assessment and Emergence/Re-entry Surveys-V1.2, prepared by SWT Ecology Services, dated 28.06.2018; Reptile Survey, prepared by SWT Ecology Services, dated October 2017; Extended Phase 1 Survey, ref: EP1/BTE/KFA, prepared by Urban Wildlife, dated 02.03.2017.

Reason: For the avoidance of doubt and in the interests of proper planning.

Protection of Architectural Features

3. Prior to the commencement of development, details shall be submitted to and approved by the Local Planning Authority to ensure that precautions are taken during building work to secure and protect the following interior and exterior features:

Interior:  Chimney-pieces and fireplaces;  Staircase in Place House including balusters, stonework and handrails;  Vulnerable surfaces and finishes;  Historic cupboards with astragal joinery.

Exterior:  Cast iron guttering and hopper-heads on Place House;  Canopy and stonework to front porch and rear canopy;  The Old Garden Pavilion.

The agreed measures shall be carried out in full. No such features shall be disturbed or removed temporarily or permanently except as indicated on the approved drawings or without the prior written approval by the Local Planning Authority.

Reason: To ensure that the materials are appropriate for the development and to preserve the special architectural and historic interest of the listed buildings, and safeguard its character and appearance, in accordance with policies and legislation, 7.8 and 7.9 of the London Plan, NPPF Chapter 16 and the Planning (Listed Building & Conservation Areas) Act 1990.

CCTV and Emergency Lighting Page 6 of 45

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4. No new grilles, security alarms, lighting, cameras or other appurtenances shall be fixed on the external faces of the Listed Building unless agreed in writing by the Local Planning Authority prior to works commencing.

Reason: To ensure that the materials are appropriate for the development, to preserve the special architectural and historic interest of the listed buildings, and safeguard its character and appearance, in accordance with policies and legislation, 7.8 and 7.9 of the London Plan, NPPF Chapter 16 and the Planning (Listed Building & Conservation Areas) Act 1990.

Hidden Historic Features

5. During the works, if hidden historic features are revealed they shall be retained in-situ wherever possible. Works shall be halted in the relevant area of the building or site and the Local Planning Authority shall be notified immediately and an appropriate programme of recording agreed in writing prior to removal. Failure to do so may result in unauthorised works being carried out and an offence being committed. Regard must be given to the following areas:

1. Area between the Garden Pavilion and the main house – care should be taken to record any garden features revealed during construction of the foundations of the main school building.

2. Demolition of Victorian wing and science block – care should be taken to record any evidence of older foundations and garden features such as walls or yards.

Reason: To preserve the special architectural and historic interest of the listed buildings, and safeguard its character and appearance, in accordance with policies and legislation, 7.8 and 7.9 of the London Plan, NPPF Chapter 16 and the Planning (Listed Building & Conservation Areas) Act 1990.

Demolition Works and Temporary Structural Support

6. Prior to the commencement of development, details shall be submitted to and approved by the Local Planning Authority showing the areas of masonry to be demolished and setting out the method of ensuring the safety and stability of the building fabric identified to be retained throughout the phases of demolition and reconstruction. Details shall include structural engineering drawings and a method statement. The work shall be carried out fully in accordance with the method statement approved.

Standing Structures Recording

7. No demolition shall commence until the making of a detailed record to Level 2 (HE 2016 – Understanding Historic Buildings: a guide to good recording practice) has been

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Page 69 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 undertaken by a person or body approved by the Local Planning Authority and in accordance with a written scheme approved by the Local Planning Authority in writing.

Site Levels

8. Prior to commencement of development, cross sections/details indicating the proposed finished ground levels surrounding the building shall be submitted to and approved by the Local Planning Authority.

9. Prior to the commencement of development, full details including justification and methodology and where appropriate samples, for the following interventions are to be submitted to and approved by the Local Planning Authority;

1. Damp proofing (including samples of finishes to render or stonework) 2. Structural supports and strengthening 3. Insulation 4. Mechanical or passive ventilation

Minor Additions and New Services

10. (a) Prior to the commencement of development, the position, type and method of installation of all new and relocated services and related fixtures (for the avoidance of doubt this includes communications and information technology servicing), shall be submitted to and approved by the Local Planning Authority.

(b) Wherever these installations are to be visible, or where ducts or other methods of concealment are proposed, details and samples of materials where appropriate shall be submitted to and approved by the Local Planning Authority. The works shall be implemented in accordance approved details.

(c) No new plumbing, pipes, soil-stacks, flues, vents or ductwork shall be fixed on the external faces of the building other than those shown on the drawings hereby approved.

Reason: To preserve the special architectural and historic interest of the listed buildings, and safeguard its character and appearance, in accordance with policies and legislation,

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7.8 and 7.9 of the London Plan, NPPF Chapter 16 and the Planning (Listed Building & Conservation Areas) Act 1990.

Matching Existing Work and Samples

11. All new external and internal works and finishes and works of making good to the retained fabric, shall match the existing original work adjacent in respect of methods, detailed execution and finished appearance unless otherwise approved in writing by the Local Planning Authority.

Roofing

12. Any new roofing covering and leadwork to the listed building, including annexe, shall precisely match the existing roofing materials adjacent in respect of unit dimensions colour and texture; unless otherwise approved in writing by the Local Planning Authority.

Prior to the commencement of development, full details of the following construction elements and material samples, shall be submitted to and approved by the Local Planning Authority:

(a) Samples of any type of new roofing material proposed; (b) new dormers or proprietary rooflights; (c) treatment of gables and cappings; (d) treatment of verges and barge boards, soffits and so forth (e) leadwork details (in accordance with LDA good practice); (f) the means of ventilating the roof; (g) flues, vents or other pipework piercing the roof (and decorative finish); (h) treatment of all external vestibules i.e. front porch and rear canopy;

Masonary

13. (a) Prior to the commencement of development (including demolition), full details of the following construction elements and material samples, shall be submitted to and approved by the Local Planning Authority:

All works to existing stonework, render finishes including applied treatments (including elements to be agreed separately under damp-proofing condition for fullness) and quoins, lintels, sills and any other special detailing.

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(b) Prior to the commencement of development, sample panels of all new facing brickwork, mortar, stonework and render shall be shall be submitted to and approved by the Local Planning Authority.

Recommendation (B)

Grant full planning permission subject to the following conditions and Section 106 Legal Agreement:

Section 106

1. Carbon offset clause; 2. Community use agreement;

And the following financial contributions:

3. £10,000 towards school travel plan initiatives (after school bike club over three years, six Dr Bike sessions, CTUK Bike maintenance training, etc.) to be provided by the Council;

4. £30,000 towards a school safety zone on Little Ealing Lane (school keep clear markings, school signs and surface treatment) to be provided by the Council’s Transport Service;

5. £50,000 towards accident remedial measures including widening of pedestrian refuges, anti-skid surfacing on Little Ealing Lane and entry treatments to the junctions of Wellington Road and Julien Road to be provided by the Council’s Transport Service;

6. £30,000 towards local bus stop improvements to be provided by the Council’s Transport Service;

7. £20,000 towards CPZ review and extension to be provided by the Council’s Transport Service;

8. £50,000 towards improvements to pedestrian and cycle connections/infrastructure in the area (convert existing pelican crossing by The Ride to a toucan crossing and provide off-road cycling between Convent Garden and The Ride) to be provided by the Council’s Transport Service;

9. £2,766 for post-construction energy monitoring by the Council’s service provider, Energence Ltd.

10. £21,950 towards tree planting within 500 metres of the site to be provided by the Council’s Tree Services.

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Conditions

Time Limit – 3 years

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with the provisions of the Town and Country Planning Act 1990 (as amended).

Approved Plans

2. The development hereby permitted shall be carried out in accordance with the following approved documents and plans:

FS0325-STL-00-01-DR-A-0112-Rev-P06; FS0325-STL-00-00-DR-A-0111-Rev-P06; FS0325-ALA-00-XX-DR-L-0002-Rev-P21; FS0325-STL-00-RL-DR-A-0114-Rev-P08; FS0325-ALA-00-XX-DR-L-0001-Rev-P16; FS0325-EBA-XX-EL-DR-A-3107-Rev-P02; 066477 CUR 00 00 DR TP 0021; FS0325-EBA-XX-EL-DR-A-3105-P01; FS0325-ALA- 00-XX-DR-L-0010-Rev-P04; FS0325-ALA-00-XX-DR-L-0004-Rev-P12; FS0325-ALA-00- XX-DR-L-0005-Rev-P09; FS0325-ALA-00-XX-DR-L-0003-Rev-P16; FS0325-ALA-00- XX-DR-L-0006-Rev-P11; FS0325-ALA-00-XX-DR-L-0009-Rev-P06; FS0325-ALA-00- XX-DR-L-0013-Rev-P04; FS0325-EBA-XX-EL-DR-A-3106-Rev-P01; FS0325-STL-00- XX-DR-A-0701-Rev-P04; FS0325-STL-00-XX-DR-A-0225-Rev-P06; FS0325-STL-00- XX-DR-A-0222-Rev-P09; FS0325-STL-00-XX-DR-A-0223-Rev-P10; FS0325-STL-00- XX-DR-A-0224-Rev-P10; FS0325-STL-00-XX-DR-A-0221-Rev-P08; FS0325-STL-00-02- DR-A-0113-Rev-P06; FS0325-STL-00-XX-DR-A-0202-Rev-P05; FS0325-STL-00-XX- DR-A-0313-Rev-P04; FS0325-EBA-A3-00-DR-A-5101-Rev-P01; FS0325-EBA-A3-XX- SH-A-0003-Rev-01; FS0325-EBA-A3-01-DR-A-100-Rev-P04; FS0325-EBA-A3-XX-DR- A-5002-Rev-P05; FS0325-SPZ-A3-01-DR-I-0030-P03; FS0325-ALA-00-XX-DR-L-0007- Rev-P02; FS0325-ALA-00-XX-DR-L-0008-Rev-P02; FS0325-EBA-A3-00-DR-A-0002- Rev-P02; ; FS0325-EBA-A3-00-DR-A-1002-Rev-P03; FS0325-EBA-A3-00-DR-A-100- Rev-P03; FS0325-EBA-A3-01-DR-A-0003-Rev-P02; FS0325-EBA-A3-01-DR-A-1003- Rev-P04; FS0325-EBA-A3-B1-DR-A-0001-Rev-P02; FS0325-EBA-A3-EL-DR-A-0005- Rev-P01; FS0325-EBA-A3-EL-DR-A-0006-Rev-P01; FS0325-EBA-A3-EL-DR-A-0007- Rev-P02; FS0325-EBA-A3-EL-DR-A-2001-Rev-P01; FS0325-EBA-A3-EL-DR-A-2002- Rev-P01; FS0325-EBA-A3-EL-DR-A-2003-Rev-P01; FS0325-EBA-A3-RF-DR-A-0004- Rev-P02; FS0325-EBA-A3-RF-DR-A-1004-Rev-P03; FS0325-EBA-A3-SX-DR-A-0008- Rev-P01; FS0325-EBA-A3-SX-DR-A-3001-Rev-P01; FS0325-EBA-A3-XX-DR-A-5001- Rev-P03; FS0325-EBA-CE-00-DR-A-0001-Rev-P01; FS0325-EBA-CE-01-DR-A-0002- Rev-P01; FS0325-EBA-CE-02-DR-A-0003-Rev-P01; FS0325-EBA-CE-SX-DR-A-0007- Rev-P01; FS0325-EBA-CE-SX-DR-A-0006-Rev-P01; FS0325-EBA-CE-RF-DR-A-0004- Rev-P01; FS0325-EBA-CE-SX-DR-A-0008-P01; FS0325-EBA-FL-EL-DR-A-0002-P03; FS0325-EBA-FL-EL-DR-A-0003-Rev-P03; FS0325-EBA-FL-EL-DR-A-2001-Rev-P03; FS0325-EBA-FL-EL-DR-A-2002-Rev-P03; FS0325-EBA-FL-XX-DR-A-0001-Rev-P03; FS0325-EBA-FL-XX-DR-A-1001-Rev-P03; FS0325-EBA-GH-00-DR-A-0001-Rev-P01; FS0325-EBA-GH-EL-DR-A-0002-Rev-P01; FS0325-EBA-GH-SX-DR-A-0003-Rev-P01; 6729-D-AIA; FS0325-STL-00-00-DR-A-0101-Rev-P04; FS0325-STL-00--01-DR-A-0100- Rev-P04; FS0325-STL-00-01-DR-A-0102-Rev-P04; FS0325-STL-00-02-DR-A-0103- Rev-P04; FS0325-STL-00-RL-DR-A-0104-Rev-P04; FS0325-STL-00-RL-DR-A-0105- P04 ; FS0325-STL-00-XX-DR-A-0201-Rev-P04; FS0325-STL-00-XX-DR-A-0211-Rev-

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P04; FS0325-STL-A1-XX-DR-A-0311-Rev-P04; FS0325-STL-A2-01-DR-A-0312-Rev- P04; FS0325-STL-00-XX-DR-A-0314-Rev-P03; Letter, RE BREEAM, prepared by 3- Planets, dated 13.09.2018; BREEAM Pre-Assessment Summary Report, prepared by 3- Planets, dated 10.09.2018; Email, RE Urban Greening, prepared by Mr. T Spencer, dated 18.09.18; Construction Demolition Plan-Rev-P04, prepared by Bowmer and Kirkland, dated 12.09.2018; Design and Access Statement Addendum, ref: DOCUMENT NO. FS0325-STL-XX-XX-RP-A-0015_DASADDENDUM_P02, prepared by Stride Treglown, dated September 2018; Draft Community Use Agreement, prepared by Ealing Fields High School, dated, 18.09.2018; Energy Report, ref: FS0325-RPS-XX-XX-RP-N- 0011-P04, prepared by RPS, dated 17.09.2018; Outline Construction Logistics Plan- Rev-P04; Planning Statement, ref: 3019Lo/FS0325-DPP-00-XX-RP- T0004_PlanningStatement-P02, prepared by DPP Planning, dated September 2018; Statement of Community Involvement, ref:3019Lo/ FS0325-DPP-00-XX-RP- T0005_StatementofCommunityInvolvement-P02, prepared by DPP Planning, dated July 2018; Sustainability Statement, ref: FS0325-RPS-XX-XX-RP-N-0015-P04, prepared by RPS, dated 17.09.2018; Transport Assessment-Rev-04, ref: 66477, prepared by Curtains, dated 17.09.2018; Interim Travel Plan-Rev-04, ref 66477, prepared by Curtains, dated 17.09.2018; Letter, RE Response to Objections, prepared by DPP, dated 17.08.2018; Letter, RE Response to Historic England, prepared by Ettwein Bridges Architects LLP, dated 24.08.2018; Noise Impact Assessment-Rev-P03, ref: FS0325- BHE-XX-XX-RP-Y-0002_Noise Impact Assessment, prepared BuroHappold Engineering, by dated 15.08.2018; Scope of Works-Rev-P02, ref: FS0325-EBA-A3-XX- RP-A-0002, prepared by Ettwein Bridges Architects LLP, dated August 2018; Letter, RE Bats, ref: REF 3263, prepared by SWT Ecology Services, dated 09.08.2018; Drainage Assessment Form, prepared Curtins, by dated 09.07.2018; Heritage Impact Assessment, prepared by Grover Lewis Associates Ltd, dated July 2018; Air Quality Assessment, prepared by Air Quality Consultants, dated 28.06.2018; Sunlight and Daylight Analysis-Rev-P03, ref: FS0325-ARU-XX-XX-RP-Y-0002, prepared by ARUP, dated 02.07.2018; Archaeological Desk-Based Assessment-Rev-2, ref: 2018134, prepared by Archaeology South East, dated June 2018; Secured by Design New School (2014) Tracker-Rev-P05, prepared by Bowmer and Kirkland, dated 02.07.2018; Construction Environmental Management Plan-Rev-B, prepared by Bowmer and Kirkland, dated 29.06.2018; Flood Risk Assessment and Drainage Strategy-Rev-P02, ref: Ref: FS0325-CUR-00-XX-RP-CE-0001_FRA, prepared by Curtins, dated 28.06.2018; Phase 2 Site Investigation-Rev-P03, ref: FS0325-CUR-00-XX-RP-G- 0002_Phase2SIReport, prepared by Curtins, dated 26.06.2018; Structural Survey Report-Rev-P02, ref: FS0325-CUR-A3-XX-RP-S-0001, prepared by Curtins, dated 26.06.2018; Tree Survey, Arboricultural Impact Assessment Arboricultural Method Statement & Tree Protection Plan-Rev-A, prepared by Hayden’s Arboricultural Consultants, dated 28.06.2018; BREEAM New Construction 2014 Pre-assessment, prepared by 3-Planet, dated 29.06.2018; BREEAM Refurbishment and Fit-Out 2014 Pre- assessment, prepared by 3-Planet, dated 29.06.2018; Overheating Analysis, ref: FS0325-RPS-XX-XX-RP-N-012-P02, prepared by RPS, dated 29.06.2018; Design and Access Statement-Rev-P06, prepared by Stride Treglown, dated July 2018; Bat Preliminary Roost Assessment and Emergence/Re-entry Surveys-V1.2, prepared by SWT Ecology Services, dated 28.06.2018; Reptile Survey, prepared by SWT Ecology Services, dated October 2017; Extended Phase 1 Survey, ref: EP1/BTE/KFA, prepared by Urban Wildlife, dated 02.03.2017.

Reason: For the avoidance of doubt and in the interests of proper planning.

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Window Reveals and Brick Detail

3. The approved window reveals and brickwork detailing shall be constructed in accordance with drawing ref: FS0325-STL-00-XX-DR-A-0313-Rev-P04; FS0325-STL- 00-XX-DR-A-0225-Rev-P06; FS0325-STL-00-XX-DR-A-0223-Rev-P10.

Reason: To secure architectural detailing in accordance with Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of the Ealing Development Management DPD.

Demolition and Construction Management Plan

4. Prior to the commencement of development hereby approved (including initial site clearance and ground works), a Construction Management Plan shall be submitted to and approved by the Local Planning Authority. The plan shall include the following details:

The approved details shall be implemented throughout the demolition and construction period.

Reason: In the interest of safety and to protect residential amenity in accordance with Policies 5.3, 6.14, 7.14 and 7.15 of the London Plan and Policy 7A of Ealing’s Development Management DPD.

Cycle Parking

5. 118 covered (long-stay) cycle parking spaces and 8 uncovered (short stay) cycle parking spaces shall be installed prior to the first use of the development hereby permitted in accordance with the approved plan reference: FS0325-ALA-00-XX-DR-L- 0010-Rev-P04 and shall thereafter permanently be retained.

Reason: To ensure adequate cycle parking is provided to encourage the use of sustainable modes of transport in accordance with Policy 6.9 of the London Plan, Policy T5 of the Draft London Plan and Ealing’s Supplementary Planning Document ‘Sustainable Transport for New Development’.

Car Parking

6. Four standard car parking spaces and two disabled car parking spaces shall be provided in accordance with the approved plan reference: FS0325-ALA-00-XX-DR-L-

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0010-Rev-P04 prior to the first use of the development hereby approved and shall be retained as such thereafter.

Reason: To ensure adequate disabled car parking and vehicle charging points are provided in accordance with Policy 6.13 of the London Plan, Policy T6.5 of the Draft London Plan.

Electric Vehicle Charging Points

7. Prior to first use of the development hereby permitted, at least 20% of car parking spaces (one space) shall be fitted with active vehicle charging facilities, while passive provision shall be provided on all remaining spaces. These spaces shall permanently be retained as such thereafter (unless they are being upgraded to active charging spaces).

Reason: To ensure appropriate infrastructure for electric or Ultra-Low Emission vehicles in accordance with Draft London Plan Policy T6.1.

School Travel Plan

8. (a) Prior to the first use of the development hereby approved, an interim school travel plan shall be submitted to and approved by the Local Planning Authority.

Delivery and Service Plan

9. Prior to the first use of the development hereby permitted, a Delivery and Servicing Plan shall be submitted to and approved by the Local Planning Authority. Details shall include hours of use, times and frequency of activities, deliveries and collections, vehicle movements, location of loading bays and quiet loading/unloading measures. The document should also include measures to encourage cycling freight trips, such as ensuring sufficient provision has been made for cargo bikes. The approved plan shall be adhered to in perpetuity.

Reason: To minimise the impact on amenity in accordance with Policies 6.14, 7.14 and 7.15 of the London Plan and Policy 7A of Ealing’s Development Management DPD.

Bollards to Restrict Parking

10. Prior to the first use of the development hereby approved, details of removable bollards shall be submitted to and approved by the Local Planning Authority. The bollards shall be installed as approved prior to first use of the development and shall not be removed except when required by emergency services.

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Reason: To restrict informal staff/visitor informal parking onsite in accordance with Policy T6 of the Draft London Plan.

Tree Planting

11. A suitable scheme of proposed tree planting and pits shall be submitted to and approved by the Local Planning Authority prior to the first use of the development hereby approved by the Local Planning Authority. The scheme shall include the following comprehensive details of all trees to be planted:

- Full planting specification of the 24 proposed trees - tree size, species, the numbers of trees and any changes from the original application proposals. -Locations of all proposed species. -Comprehensive details of ground/tree pit preparation to include:

-Plans detailing adequate soil volume provision to allow the tree to grow to maturity -Engineering solutions to demonstrate the tree will not interfere with structures (e.g. root barriers/deflectors) in the future -Staking/tying method(s). -Five-year post planting maintenance and inspection schedule.

Any trees which die, are removed, uprooted, significantly damaged, become diseased or malformed within five years from the completion of planting, must be replaced during the nearest planting season (1st October to 31st March inclusive) with a tree/s of the same size, species and quality as previously approved.

Reason: To ensure appropriate tree protection in the interests of protecting the visual amenity of the area, contributing to the quality and character of London’s environment, air quality and adapting to and mitigating climate change in accordance with policies 5.10 and 7.21 of the London Plan, policy 5.10 of Ealing’s Development Management DPD and Ealing’s SPG 9 - Trees and Development Guidelines.

Obscure Glazing

12. Prior to the first use of the development, the south facing windows shall have obscure glazing as detailed by drawing reference number: FS0325-STL-00-XX-DR-A- 0222-P09. The obscure glazing shall be retained as such thereafter.

Reason: To safeguard privacy and amenity and avoid direct overlooking of the adjacent residential property and their garden in accordance with Policy 7.6 of the London Plan and Policy 7B of Ealing’s Development Management DPD.

External Plant Noise

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13. (a) The external sound level LAeq emitted from plant, machinery/equipment shall be lower than the lowest existing background sound level LA90 by at least 5 dBA in accordance with BS4142:2014 at the nearest and/or most affected noise sensitive premises, with all machinery/equipment operating together at maximum capacity. Plant noise mitigation measures shall be implemented prior to the first use of plant/machinery/equipment and permanently retained thereafter.

(b) A post installation sound assessment shall be carried out to confirm compliance with the noise criteria. This assessment shall be submitted to and approved by the Local Planning Authority prior to first use of the development. The approved details shall thereafter be permanently retained.

Reason: To safeguard residential amenity in accordance with Policy 7.15 of the London Plan, Policy 1.1 of Ealing’s Development (Core) Strategy, Policy 7A of Ealing’s Development Management DPD and Ealing’s SPG 10 - 'Noise and Vibration'.

Anti-Vibration Mounts and Silencing of Machinery

14. Prior to first use of the development, anti-vibration measures shall be installed to ensure that gates, machinery, plant/equipment, extract/ventilation systems and ducting are mounted with proprietary anti-vibration isolators and fan motors are vibration isolated from the casing and adequately silenced. The anti-vibration measures shall permanently be retained as such thereafter.

Sound Barriers

15. Prior to first use of the development hereby approved, details of materials, method of construction, fittings and maintenance of the sound barriers shall be submitted to and approved by the Local Planning Authority. Approved details shall be installed prior to the first use and permanently retained as such thereafter.

Extraction and Odour Control

16. Prior to the first use of the kitchen, details of the installation, operation, and maintenance of the odour abatement equipment and extract system, including the height of the extract duct and vertical discharge outlet without cowl at least 1m above the eaves of the main building shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented prior to the first use of the kitchen and thereafter shall permanently be retained.

Reason: To safeguard amenity in accordance Policy 7A of Ealing’s Development Management DPD.

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External Doors and Windows Shut

17. Prior to the first use of the development hereby approved, all external doors to amplified music and speech rooms shall be fitted with self-closing devices. The self- closing devices shall be maintained in an operational condition permanently thereafter. At no time during the emission of noise from school rooms shall any external door nor windows be fixed in an open position.

External Lighting

18. Prior to first use of external artificial lighting, details shall be submitted to and approved by the Local Planning Authority. Details shall include measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Lighting contours shall demonstrate that the vertical illumination of any nearby premises is in accordance with the recommendations of the Institution of Lighting Professionals in the ‘Guidance Notes for The Reduction of Light Pollution 2011’. Approved details shall be implemented prior to first use of the development and shall thereafter permanently be retained.

Approved external wall mounted security lighting shall be switched to a motion sensor between the hours of 2200 to 0800.

Reason: To safeguard amenity in accordance with Policy 7A of Ealing’s Development Management DPD.

Hours of Use

19. The school use and any ancillary community use shall not be permitted between 22:00 and 08:00 hours Monday to Friday and between 22:00 and 09:00 hours on Saturdays, Sundays and Public/Bank Holidays.

Community use shall be restricted to internal facilities only, with windows and doors shut and alternative means of ventilation provided.

Reason: To safeguard the amenities of residents in accordance with Policy 7.15 of the London Plan and Policy 7A of the adopted Ealing Development Management DPD.

Land Contamination

20. Prior to first use of the development hereby approved, a verification report demonstrating that the soft landscape areas are covered with a 300mm cover layer of suitable soil as per the recommendations of the submitted Phase 2 Site Investigation, ref: FS0325-CUR-00-XX-RP-G-0002_Phase2SIReport-Rev- P03, prepared by Curtins, dated 26.06.18 shall be submitted to and approved by the Local Planning Authority.

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Reason: To ensure the soft landscape areas are suitable for use in accordance with Policy 5.21 of the London Plan.

BREEAM (New Construction)

21. The approved new development shall be registered with Building Research Establishment (BRE) and achieve a minimum BREEAM ‘Very Good’ rating based on the latest BREEAM NC Technical guidance.

(a) Within three months of completion of development, an Interim BREEAM NC Assessment and related Certification verified by the BRE shall be submitted to and approved by the Local Planning Authority.

The approved measures shall be retained in working order in perpetuity.

To ensure the development is energy efficient, to reduce greenhouse gases emissions and to minimise the impact of building emissions on local air quality in accordance with Policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan, the Mayor’s Sustainable Design and Construction SPG, Policies 1.1 and 1.2 of Ealing’s Development (or Core) Strategy and Policies 5.2 and 7A of Ealing’s Development Management DPD.

BREEAM (Refurbishment)

22. The refurbished component within the development shall be registered with Building Research Establishment (BRE) and achieve a minimum ‘high’ BREEAM Rating Good of at least 54.70% based on the latest BREEAM NC Technical guidance.

(a) Within three months of completion of development, an Interim BREEAM RFO Assessment and related Certification verified by the BRE shall be submitted to and approved by the Local Planning Authority.

(b) Within six months of first use of the approved development, a BREEAM 'Post Construction Stage' RFO Assessment and related Certification for the new school building verified by the BRE shall be submitted to and approved by the Local Planning Authority.

The approved measures shall be retained in working order in perpetuity.

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Sustainable Design and Construction

23. Prior to the first use of the development, sustainability measures shall be installed and operational in accordance with the approved Sustainability Statement Rev-P04, prepared by RPS Consulting Services Ltd, dated 17.09.2018.

Overheating and Cooling

24. Prior to the commencement of the approved development (excluding ground works and site clearance), details of the dynamic thermal modelling in accordance with CIBSE TM49 & TM52 shall be submitted to and approved by the Local Planning Authority. The approved measures shall be installed prior to first use and shall permanently be retained thereafter.

Reason: To ensure that the development is energy efficient, minimises overheating risk and improves ventilation and daylighting in accordance with Policy 5.2, 5.3 and 5.9 of the London Plan.

Energy Strategy

25. (a) Within three-months of the practical completion of the approved development, the following details shall be submitted to and approved by the Local Planning Authority: - Energy Performance Certificates and detailed modelling output reports containing the BER/TER from the “as built stage” to confirm compliance with savings achieved through energy efficiency measure; - Evidence that the renewable/low carbon technology is certified under the Microgeneration Certification Scheme (MSC) and, if appropriate, complies with the Enhanced Capital Allowances (ECS) product criteria.

(b) Prior to the completion of the refurbished Place House, the approved building shall incorporate and maintain measures to achieve an overall reduction in regulated CO2 emissions of at least 44.19% (equating to 31.11 tonnes CO2/year) beyond Building Regulations Part L 2013 through the following carbon emission savings as detailed in the approved Energy Strategy Rev-P04, prepared by RPS Consulting Services Ltd, dated 17.09.2018:

(c) Prior to the completion of the development (main/south teaching block and north sports block), the approved buildings shall incorporate and maintain measures to achieve an overall reduction in regulated CO2 emissions of at least 36.36% (equating to 35.92 tonnes CO2/year) beyond Building Regulations Part L 2013 through the following carbon emission savings as detailed in the approved Energy Strategy Rev-P04, prepared by RPS Consulting Services Ltd, dated 17.09.2018:

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1. energy saving measures to achieve annual carbon dioxide emission savings of at least 3.27 tonnes CO2 per year, equating to 3.31% in regulated carbon dioxide (CO2) emissions over the compliant BR Part L 2013 base case.

2. Installation of at least 465 sq. m./82.23kWp solar Photovoltaic (PV) system to be installed on the roof of the South Teaching Block and North Sports Block for the provision of at least c.61.7MWh of green electricity and achieve annual carbon dioxide emission savings (regulated) of at least 32.65 tonnes, which equates to 34.18%, over the Be Lean stage of the Energy Hierarchy.

(d) Measures to reduce the carbon dioxide emissions associated with other energy uses not covered by Building Regulations (un-regulated) should be incorporated prior to first use and permanently retained thereafter.

Low NOx Gas Boilers Dry NOx Emission

26. Prior to the first use of the development, the approved building shall incorporate and maintain ultra-low NOx gas boiler(s) for the provision of the space heating and hot water requirements with dry NOx Emissions below 40 mg/kWh.

Energy Centre

27. Prior to commencement of the development (excluding initial ground works and site clearance), details to demonstrate how a single energy centre will serve all buildings within the development (except for the sports hall block) and how it would connect to an offsite network in the future shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To ensure the development allows for future connection to an offsite district heat in accordance with Policy 5.6 of the London Plan, the Mayor’s Sustainable Design and Construction SPG.

Archaeological Scheme of Investigation

28. No demolition or development works shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the local planning authority. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI.

If heritage assets of archaeological interest are identified by stage 1, then for those parts of the site which have archaeological interest a stage 2 WSI shall be submitted to and

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Page 82 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 approved by the Local Planning Authority. For land that is included within the stage 2 WSI, no demolition or development works shall take place other than in accordance with the agreed stage 2 WSI which shall include:

(a) The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works.

(b) The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI.

Reason: To ensure any heritage assets found in the archaeological interest area are protected in accordance with Paragraph 141 of the NPPF, Policy 7.8 of the London Plan and Policy 7C of Ealing’s Development Management DPD.

Ecology Improvements

29. Prior to first use of the development hereby approved, the following ecological improvement measures shall be implemented in accordance with the submitted Bat Preliminary Roost Assessment and Emergence/Re-entry Surveys, prepared by SWT Ecology Services, dated 28.06.2018 and Letter, RE Bats, prepared by SWT Ecology Services, dated 09.08.18 and retained as such thereafter:

- five woodcrete bat boxes shall be installed on retained trees; - five wall mounted Schwegler bat shelters; - five Schwegler bat tubes shall be installed on the buildings; All enhancement measures shall be retained as such thereafter.

Detailed Drainage Design

30. Prior to commencement of development detailed drainage designs and drainage assessment form shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved drainage design.

Reason: To reduce flood risk in accordance with Principle 10 of the National Planning Policy Framework and Policies 5.12, 5.13 and 7.13 of the London Plan.

Drainage Maintenance Plan

31. Prior to the first use of the development hereby approved, a maintenance plan/schedule for the proposed drainage system for the lifetime of the development shall be submitted to and approved by the Local Planning Authority.

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Reason: To reduce flood risk in accordance with Principle 10 of the National Planning Policy Framework and policies 5.12, 5.13 and 7.13 of the London Plan.

Green Roof

32. (a) The 125 sq. m. of extensive green roof shall be laid out in accordance with the details shown on the approved roof plan (ref: FS0325-STL-00-RL-DR-A-0114-Rev-P08) and Email, RE Urban Greening, prepared by Mr. T Spencer, dated 18.09.18. The detailed design of the extensive roof shall incorporate the following:

- Be biodiversity based, with extensive substrate base varying in depth from 80mm to 150mm; - Growing medium should not be more than 20% organic matter by volume; - Be planted/seeded with a mix of native species within the first planting season following the practical completion. The seed mix shall be focused on wildflower planting and shall contain no more than 25% sedum; - Have relevant efficient and effective drainage and irrigation to sustain the vegetation.

(b) The 48 sq. m. of intensive green roof shall be laid out in accordance with the details shown on the approved roof plan (ref: FS0325-STL-00-RL-DR-A-0114-Rev-P08) and Email, RE Urban Greening, prepared by Mr. T Spencer, dated 18.09.18.

(c) The 538 sq. m. of green façades, consisting of plant climbers, shall be laid out in accordance with the approved details in accordance with Design and Access Statement, ref: FS0325-STL-XX-XX-RP-A-0015_DASADDENDUM_P02, prepared by Stride Treglown, dated September 2018 and Email, RE Urban Greening, prepared by Mr. T Spencer, dated 18.09.18.

(d) Prior to the first use of the development hereby approved a five-year post planting maintenance and inspection schedule shall be submitted to and approved by the Local Planning Authority.

The approved green roofs and green façades shall be retained as such thereafter and the approved maintenance plan adhered to.

Restriction of Roof Access

33. No part of the roof shall be used as or altered to form a balcony, roof garden, roof terrace or similar amenity area.

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Roof Plant Screen

34. The two-metre-tall aluminium roof plant screen (RAL 7044) shall be installed in accordance with drawing reference FS0325-STL-00-XX-DR-A-0314-Rev-P03 prior to the first use the development herby approved and permanently retained thereafter.

Reason: To ensure an appropriate and sympathetic design in accordance with Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of Ealing’s Development Management DPD.

Informatives:

National Planning Policy Framework (2018)

London Plan with minor alterations (2016)

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5.9 Overheating and Cooling 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management 5.13 Sustainable Drainage 5.21 Contaminated Land 6.1 Strategic Approach 6.3 Assessing Effects of Development on Transport Capacity 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.13 Parking 6.14 Freight 7.1 Lifetime Neighbourhoods 7.2 An Inclusive Environment 7.3 Designing out Crime 7.4 Local Character 7.6 Architecture 7.8* Heritage Assets and Archaeology 7.13 Safety, Security and Resilience to Emergency 7.14 Improving Air Quality 7.15 Reducing and Managing Noise, Improving and Enhancing the Acoustic, Environment and Promoting Appropriate Soundscapes 7.19 Biodiversity and Access to Nature 7.21 Trees and Woodlands 8.2 Planning Obligations

Draft London Plan (2017) and suggested modifications (2018)

GG1 Building Strong and Inclusive Communities GG2 Making the Best Use of Land GG3 Creating a Healthy City GG6 Increasing Efficiency and Resilience D1 London’s Form and Characteristics D2 Delivering Good Design D3 Inclusive Design D10 Safety, Security and Resilience to Emergency D11 Fire Safety D13 Noise S1 Developing London’s Social Infrastructure S3 Education and Childcare facilities S4 Play and Informal recreation S5 Sports and Recreation facilities HC1* Heritage conservation and growth G1 Green Infrastructure G5 Urban Greening G6 Biodiversity and access to nature G7 Trees and Woodlands SI1 Improving Air Quality SI2 Minimising Greenhouse gas emissions SI4 Managing Heat Risk

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SI5 Water Infrastructure SI7 Reducing Waste and Supporting the Circular Economy SI8 Waste Capacity and Net Waste Self-Sufficiency SI7 Reducing Waste and supporting the Circular Economy SI12 Flood Risk Management SI13 Sustainable Drainage T1 Strategic approach to Transport T2 Healthy Streets T3 Transport Capacity, Connectivity and Safeguarding T4 Assessing and Mitigating Transport impacts T5 Cycling T6 Car Parking T6.5 Non-residential disabled persons parking T7 Freight and Servicing T9 Funding Transport Infrastructure through Planning

Supplementary London Plan Guidance

Adopted Ealing Development (Core) Strategy (2012)

1.1 Spatial Vision for Ealing 2026 1.2 Delivery of the Vision for Ealing 2026 2.1 Realising the potential of the Uxbridge Road/Crossrail Corridor 6.2 Social Infrastructure 6.4 Planning Obligations and Legal Agreements Appendix Three: Infrastructure Delivery Schedule Adopted Ealing Development Management DPD (2013)

5.2 Ealing Local Variation - Minimising Carbon Dioxide Emissions 5.10 Ealing Local Variation - Urban Greening 5.11 Ealing Local Variation - Green Roofs and Development Site Environs 5.12 Ealing Local Variation - Flood Risk Management 5.21 Ealing Local Variation - Contaminated Land 6.13 Ealing Local Variation - Parking

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7A Ealing Local Policy - Amenity 7.3 Ealing Local Variation - Designing Out Crime 7.4* Ealing Local Variation - Local Character 7B Ealing Local Policy - Design Amenity 7C* Ealing Local Policy - Heritage EA Ealing Local Policy - Presumption in Favour of Sustainable Development

Adopted Development Plan Documents

Planning for Schools DPD (2016)

Adopted Supplementary Planning Documents

Sustainable Transport for New Development (2013)

Interim Supplementary Planning Guidance

SPG 3 Air Quality SPG 4 Refuse and Recycling Facilities SPG 9 Trees and Development Guidelines SPG 10 Noise and Vibration SPD 9 Legal Agreements, Planning Obligations and Planning Gain

Other considerations

Area Guidelines for Mainstream Schools Building Bulletin 103 (June 2014) Ealing’s Sports Facility Strategy 2012 –2021 (April 2015 Revision) Ealing Tree Strategy 2013-2018

5. No waste materials should be burnt on site of the development hereby approved.

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Page 88 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 work and all associated activities audible beyond the site boundary, in accordance with the Approved Codes of Practice of BS 5228-1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Noise and BS 5228- 2:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Vibration.

7. In respect of condition 18 (external lighting), luminaires shall be designed to reduce light pollution to nearby properties and road users and where applicable the recommendations of the following guidance shall be met: - ILP Guidance Notes for the reduction of Obtrusive Lighting 2011. -CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations - CIE 150: 2003. -Statutory Nuisance from Insects and Artificial Light by Department of Environment Food. Guidance on sections 101, 102 and 103 of the Clean Neighbourhoods and Environment Act 2005, Defra.

8. The bat box should be located on separate trees (one per tree ideally) and installed between three to six metres up a tree trunk, facing south-east, south or south-west.

9. In respect of condition 20 (land contamination), this could be proven by a re- assessment of the soil areas after construction works have been completed and levels are being completed to final design levels. The soil used in the soft landscape areas can be site won or off-site soil provided it has appropriate test certification and has been assessed for public open space. Imported soil will need BS certification, test certificates and in-situ testing. Site won soil could be used provided photographs of the stockpiled soil are sent to the Local Planning Authority along with chemical analysis proving suitability prior to first use.

10. Waste storage shall be provided in accordance with Ealing's Draft Waste Management Guidelines for Architects and Developers (2018).

11. Guidance on preparing Community Use Agreements is available from Sport England: http://www.sportengland.org/planningapplications/.

12*. Any proposed alterations to the main staircase or associated balustrading are not consented under this grant of listed building consent. It is likely that the existing balustrades around the staircase are not compliant with health and safety requirements. If this is found to be the case, safety measures should be the subject of separate discussions and applications for permission.

13*. In respect of condition 5 (hidden historic features), the desk-based study did not include a study of the Repton landscape but it is possible original foundations of walls, paths or other garden structures may still survive underground. Such finds would be a rare insight into an original Repton landscape and their position, construction and the materials used should be recorded for future study.

Note: * indicates specific to LBC

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Site Description

The 1.04-hectare vacant school site is designated in Ealing’s Planning for Schools DPD for school use, with the potential to accommodate a 4 FE secondary school.

Place House is an eighteenth-century Grade II Listed Building which is two-storeys in height and centrally located on the site. Place House has had a number of nineteenth and twentieth century additions to the north and south, ranging in height from two to three-storeys. An eighteenth century single-storey gate lodge is located to the north of the site adjacent to the main site entrance off Little Ealing Lane, while an octagonal garden folly structure (in urgent need of repair) known as the ‘dairy’ is located towards the south of the site. Both the gate lodge and octagonal garden structure are Listed due to their location within the curtilage of Place House.

Existing Site Plan

There are 34 TPO trees located towards the east of the site, predominantly along the site boundary.

The east of the site also contains hardstanding for vehicular use and informal car parking. The remainder of the site to the west consist of the former school’s hardstanding play area.

The site can be accessed by vehicles and pedestrians from the main entrance off Little Ealing Lane to the north of the site. There is also a vehicular and pedestrian access point from Convent Gardens to the west of the site which is currently gated and barricaded for security purposes.

The site is located approximately 0.3 miles to the south of Northfields Station and is serviced by the E2, E3 and N11 bus services. Thus, the site has a Public Transport Accessibility Level (PTAL) rating of 3 (‘moderate’).

Residential areas surround the site to east, south and west, consisting predominantly of brick and rendered two-storey terraced properties. Immediately to the north of the site is

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Page 90 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 a three-storey apartment building with commercial uses at ground floor that is constructed in brick with a pitched slate roof.

Ealing Fields School, which is intended to move onto the redeveloped former King Fahad Academy site, is currently in operation in temporary units at the former Eversheds Sports Ground, Hanwell, W7 2BB. The Ealing Fields School temporary site was granted Planning Permission (see 161731FULR3) on the 17.06.2016 for a period until 20.06.2018 to allow time for a permanent school site to be sourced and developed. On the 18.04.2018, Ealing Council’s Planning Committee recommended approval for the temporary site to remain in operation on a temporary basis on the sports ground until August 2020 (see 178965FUL).

The Proposal

It is proposed to redevelop the Former King Fahad Academy to accommodate a 4FE secondary school with sixth form to accommodate 840 pupils and 80 FTE staff.

It is proposed to retain and restore the Grade II Listed Place House, attached servant quarters (adjoined immediately to the south), the gate house to the north and octagonal garden folly structure to the south.

It is proposed to demolish the existing nineteenth and twentieth century extensions located to the north and south of Place House, respectively. The three-storey extensions to the north of the site would be replaced by a two-storey brick extension constructed in brick, with a flat roof. This aspect would contain the double height sports hall. The demolished three-storey buildings to the south would be replaced by the main teaching block. This extension would be part two and part-three storeys on height, would have a flat roof and would be constructed in brick.

Three brick bin storage enclosures with green roofs would be provided in the south-west, south-east and north of the site and would be provided in accordance with Ealing’s Draft Waste Management Guidelines.

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The boundary to the east would consist of the retention of the existing retaining wall with a 2.5-metre-high anti-climb acoustic fence set inbound of the retaining wall. The boundary walls to the north and east would be retained, while to the south, the boundary fence would be replaced with a wall to match the pre-existing wall, which was demolished in 2018 due to significant health and safety concerns and following the issuing of a dangerous structure notice by the Council’s Building Control Team.

It is proposed to retain the playground to the west of the site and coach turning circle to the east of the site. Six car parking spaces (including two disabled spaces) are proposed towards the north of the site, with 10 staff cycle parking located between the boundary wall and proposed two-storey sports hall block to the north of the site and 108 pupil cycle parking located in the south-east corner.

The main vehicle and pedestrian entrance would be retained from Little Ealing Lane and the existing vehicle entrance from Convent Gardens would also be retained and widened for delivery use.

Of note, the Ealing Fields School is currently being operated in temporary accommodation at the Eversheds Sports Ground since 2016. The original temporary permission (161731FULR) expired in June 2018 but was granted an extension in May 2018 (178965FUL) to allow use of the sports ground as a temporary school until August 2020.

Relevant Planning History

00594/26 – Granted subject to Conditions and Legal Agreement – 29.05.1997

Demolition and alteration to parts of Listed Building, including refurbishment of Nunnery building, and erection of part single and three-storey extension to provide dining hall and kitchen, classroom, tutorial rooms and ancillary facilities; extension to gate lodge’ refurbishment of gazebo, erection of paladin bin store and electricity sub-station; widening of front entrance access; provision of new gates to front and rear access and netting to top of boundary walls; together with provision of car parking, bus stand, outside play areas and landscaping, all in connection with the existing school.

Consultation

Public Consultation:

The applications were advertised in the press (Ealing Gazette) on the 20.07.2018. Due to an amended development description, the application was re-advertised in the press on the 03.08.2018.

Seven site notices were placed on Hollies Road, Convent Gardens, Little Ealing Lane, Ealing Park Gardens, Windmill Road and Birbeck Road on the 20.07.2018 and were re- issued on the 03.08.2018 due to amended development description and on 27.09.2018 due to boundary amendments.

The consultation period expires 11.10.2018.

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316 public representations have been made, with 246 representations supporting the new school and community facilities and 63 representations objecting. In addition, an objection a petition with 39 signatures (17 on Birbeck Road, 11 on Ealing Park Gardens, 3 on both Little Ealing Land and Convent Gardens) was also submitted.

Those supporting the scheme stated:

- this is a much-needed school for locals in an area of school place shortage - secures essential renovation work and a future use of the Listed Place House and site which is falling into rapid disrepair - appropriate reinstatement of school use onsite - the temporary school at the Eversheds Sports Ground needs a permanent site - consider it to retain the current building's character and incorporates new high-quality design - the school operator (Church of England Academies Trust) to have an excellent reputation - consider there would be a significant community benefit.

Those objecting have cited concerns regarding:

- hours of use - building heights - building size - overdevelopment - proximity to residential properties - industrial aesthetic - unsightly roof plant - tree removals - traffic impact - lack of onsite staff parking and impact on local parking capacity - overshadowing - location of the kitchen and bins with associated service access from Convent Gardens - no vehicular access should be permitted from to Convent Gardens - boundary treatment - noise impacts - not enough space and too many pupils.

With regards, boundary treatment, the applicant erroneously submitted two contradictory boundary treatment plans with their original application which suggested the retaining wall to the east of the site would be replaced by a weldmesh fence, hence the reasonable concerns raised by residents regarding land subsidence. For the avoidance of doubt, the approved boundary plan (FS0325-ALA-00-XX-DR-L-0003-Rev-P16) shows the retaining wall will remain in-situ to the east of the site and an additional 2.5-metre-tall acoustic barrier would be installed inbound of the existing wall (within the school site) to help address neighbour concerns regarding noise breakout.

Refuse storage has been re-distributed from the originally proposed location. Rather than seven bins being located towards the south-west corner, there would be three in the south-west, two in the north and two in the south-east. These would be brick enclosures with green roofs that would be provided in accordance with Ealing’s Draft Waste Management Guidelines.

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With regards to the external space provision for the number of pupils proposed, the applicant has submitted an analysis (FS0325-ALA-00-XX-DR-L-0005-Rev-P09) compared with BB103 – ‘Mainstream schools: Area Guidelines’ which shows an over provision of hard informal play and an under provision of soft informal play and soft physical education area. BB103 are guidelines and it is common occurrence for these guideline figures not being met within an urban setting such as this. In the context of the site’s urban setting, the sites lawful and designated school use and planned use of the nearby Eversheds Sports Ground for physical education; on balance, the space provision is considered acceptable.

All other points of objection are addressed in the relevant section of the report.

Internal Consultation:

Education Services Support the proposal. Increased pupil numbers are now moving through from primary to secondary phase and will then move through to sixth form. The school has proven very popular since opening at its temporary site in 2016 and it is anticipated that most of the pupils entering Year 11 in September 2020 will be targeting entry to the proposed sixth form the following year in September 2021. At the Trust’s other schools in Ealing, there are enough places for their Year 11 pupils to be able to continue their education at sixth form. As such, if Ealing Fields High School did not have a sixth form, it is anticipated that there would be a shortage of sixth form places for their students.

Tree Services No objection subject to a condition regarding tree planting and soil rooting volume condition and a contribution of £21,950 for tree planting within 500 metres of the site.

Officers Response: A condition regarding tree planting and soil rooting volume has been recommended.

A contribution of £21,950 has been negotiated, agreed and contained within the Heads of Terms.

Regulatory Services No objection subject to conditions regarding external plant noise, anti- vibration mounts and silencing of machinery, kitchen extract units, closure of external doors and windows, external lighting and hours of use.

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Officers Response: Conditions have been recommended regarding external plant noise, anti- vibration mounts and silencing of machinery, kitchen extract units, closure of external doors and windows, external lighting and hours of use.

Transport Services No objection subject to conditions regarding a demolition and construction management plan, a delivery and servicing plan, a school travel plan, cycle parking, disabled and electric vehicle car parking and a contribution of £190,000 for school travel plan measures, a school safety zone on Little Ealing Lane, Accident remedial measures on Northfield Avenue, local bus stop improvements, CPZ parking review and extension and Improvements to the pedestrian and cycle infrastructure in the surrounding area.

Officers Response: Conditions have been recommended regarding demolition and construction management plan, a delivery and servicing plan, a school travel plan, cycle parking, disabled and electric vehicle car parking.

A contribution of £190,000 has been negotiated, agreed and contained within the Heads of Terms.

Landscape Officer No objection subject to a five-year landscape maintenance plan.

Officers Response: Conditions have been recommended regarding a five-year landscape maintenance plan

Environmental Services (Refuse) No objection.

Energy and Sustainability Officer No objection subject to conditions regarding ultra-low NOx gas boilers, energy strategy, overheating and cooling, sustainable design and construction, BREEAM and an energy centre a contribution of £2,766 for post- construction energy monitoring.

Officer’s response: Planning conditions have been recommended regarding ultra-

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low NOx gas boilers, energy strategy, overheating and cooling, sustainable design and construction, BREEAM and an energy centre.

A contribution of £2,766 has been negotiated, agreed and contained within the Heads of Terms.

Conservation Officer No objection raised and has recommended conditions regarding protection of architectural Features, CCTV and emergency lighting, hidden historic features, demolition works and temporary structural support, standing structures recording, site levels, permanent interventions and new materials, walkway and gates, minor additions and new services, lighting, roofing and masonary.

Officer’s response: Planning conditions have been recommended regarding protection of architectural Features, CCTV and emergency lighting, hidden historic features, demolition works and temporary structural support, standing structures recording, site levels, permanent interventions and new materials, walkway and gates, minor additions and new services, lighting, roofing and masonary.

Sports Development Manager No objection subject to a condition regarding a Community Use Agreement pertaining to the use of the drama facility.

Officers Response: A Community Use Agreement has been included as a part of the S106 Legal Agreement.

External Consultation:

Historic England No objection.

Historic England (GLAAS) No objection subject to a condition regarding a Written Scheme of Investigation.

Officer’s response: A planning condition has been recommended regarding a WSI.

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Lead Local Flood Authority No objection subject to conditions regarding drainage design and maintenance plan.

Officer’s response: Planning conditions have been recommended requiring the submission of the drainage design and maintenance plan.

Transport for London No objection subject to conditions regarding a construction management plan, a delivery and servicing plan, a car park management plan and STARS accredited school travel plan.

Officers Response: Conditions have been recommended regarding construction management plan, a delivery and servicing plan, a car park management plan and STARS accredited school travel plan.

Thames Water No objection.

Reasoned Justification

Principle:

The principle of development should be considered in the context of the provision of an educational facility located on land previously in use as a 500-place school and identified for educational use within Ealing Council’s ‘Planning for Schools DPD’.

The application site has been identified as a suitable and deliverable site for a new secondary school within the Council’s adopted Planning for Schools DPD (site S-EAL6) to meet the borough’s identified education provision demands. This document provides justification for the use of the application site as an educational facility.

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Therefore, the provision of 840 additional pupil places on land designated for school use is acceptable in principle and would be in accordance with Paragraph 94 of the NPPF, Policy 3.18 of the London Plan, Policy S3 of the Draft London Plan and Ealing’s Planning for Schools DPD.

Heritage

Sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) set out the obligation on local planning authorities to pay special regard to preserving the building or its setting or any features of special architectural or historic interest which it possesses.

The site is located within an Archaeological Interest Area and contains a Grade II Statutorily Listed Building, known variously as Place House, Ealing Park, and St Anne’s Convent School, and was most recently the King Fahad Academy. Built in the mid- eighteenth century on the site of an older house, and possibly incorporating some of its structure, the two-storey mansion with Doric columned porch was originally set in landscaped grounds. A form of the original carriage sweep remains, but most of the grounds have been lost, and large school buildings were added to the site in the later twentieth century.

The house retains some good Georgian and later interiors and features. Its later additions include remnants of a service range to the south, and a large nineteenth century block to the north, both of which are of some historic and architectural interest.

An early gatehouse and octagonal garden structure, known as ‘the dairy’, also survive.

The proposal entails the demolition of all nineteenth and twentieth century convent and school buildings and the construction new extensions linked to the main eighteenth- century Place House. The gatehouse and garden folly would be retained and restored and the site re-landscaped.

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Proposed Demolition Plan

Historic England have been consulted regarding the demolition (later nineteenth and twentieth century additions) and concluded they are satisfied for the Council to determine the proposal as it sees fit.

Though little remains internally of the Victorian wing, the external fabric of the northern wing is of some historical interest but only modest external architectural quality in relation to the main building (Place House). Notably, it is significantly taller and of differing architectural proportions to the more refined Place House. The most notable modern intervention has been the opening of a large internal circulation space and the insertion of a large, utilitarian staircase running up through the core of the building.

For a modern and good-quality teaching environment that is compliant with the Government’s Output Specifications for schools and that would meet the requirements of the DDA to be provided, further substantial changes would be required to the existing extensions. Remedying the shortcomings would completely transform the external appearance of the existing building, leaving very little of the existing structure or features unaltered. Consequently, the modest architectural quality that the late nineteenth century extension currently possess would inevitably be further debased by such alterations and as such is required to be demolished and replaced.

Whilst it is accepted that the removal of the extensions to Place House would lead to some minor loss of significance to the listed building, it is considered the modest level of harm caused would be significantly outweighed by the wider public benefit that would result from securing the long-term viable re-use, refurbishment and conservation of Place House, the gatehouse and the garden folly. In addition, the replacement building would be lower in height and more subservient in appearance compared with the status quo, while proposed brick detailing and articulation would make subtle reference to the portico supporting columns of Place House.

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On balance, the proposed demolition is considered justified, while the modest level of harm has been limited through the appropriate design of the replacement development.

The key element of the Listed Building and areas of highest significance lie in the eighteenth century house (Place House), its exterior design, historic fabric and interior plan form and features. It is of significant importance and it is strongly supported that this structure is restored and brought back into long-term use.

The proposed refurbishment details have been reviewed by the Council’s Conservation Officer and subject to the recommended conditions, the proposed works are considered acceptable.

With regards to the landscaping, the historic carriage-way has been retained to the front of Place House, while a formal geometric planting scheme has been proposed to the entranceway. This approach has been supported by Historic England and the Council’s Landscape Officer and as such, is acceptable.

An Archaeological Desk-Based Assessment has been referred to the Greater London Archaeological Advisory Services (GLAAS). GLAAS have raised no objection to the proposal subject to a condition regarding a Written Scheme of Investigation. Please refer to condition 28.

It is considered that the proposed alterations will preserve the Listed Building and its setting and will therefore satisfy the requirements of sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It is considered that the proposals are in conformity with the policy principles set out in the NPPF. Similarly, the proposals are not in conflict with the heritage policies within the London Plan and the relevant Development Plan Documents of the London Borough of Ealing. Taking into consideration the above factors it is concluded that the proposed renovation and adaptation of Place House and works to the curtilage buildings will safeguard their long- term future. The proposed extensions and new school buildings will not cause material harm to the setting and significance of Place House as a designated heritage asset.

Design and Appearance:

Policies 7.4 and 7.6 of the London Plan and policies 7.4 and 7B of the Ealing Development Management DPD require development to be considered in terms of local character, architecture and design amenity.

The locations of the replacement extensions are considered acceptable as they broadly follow the footprint of the existing extensions (which are to be demolished). The proposed location of development minimises harm to the significant heritage assets i.e. retains Place House, the gate lodge, the garden folly, the historical carriage circle and significant Tree Preservation Order trees to the front (west) of the site.

The proposed buildings are designed to sit sensitively next to the retained Listed structures and within the surrounding area, with both extensions similar in height to Place House. The sports hall to the north would be lower in height than Place House and the existing extensions, while the extension to the part two and part three-storey extension to the south would be replaced by a part two and part three-storey extension,

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Page 100 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 however, it would be approximately 3 metres taller than the existing extension but only 0.5 metres taller than Place House.

Referencing the existing structures onsite and within the surrounding area, the new extensions would be constructed predominantly in brick, with elements of render. Recessed brickwork and window detailing has been incorporated to articulate the façades, with the dimensions and rhythm of the brick piers appropriately complementing and subtly referencing the columns of Place House.

Green walls have been proposed to rear and side walls to provide added interest, increase biodiversity and provide a softer outlook from the rear of residential properties in proximity to the development.

The proposed mechanical roof plant has been reduced as far as practical, located away from the roof edge to minimise its visibility and would be sufficiently screened by louvred PPC screening elements to minimise the visual impact.

It is considered that the proposal would be in accordance with Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of the Ealing Development Management DPD.

Impact upon Amenity of Neighbouring Properties:

Residential façade proximities are as follows: rear of Birbeck Road approximately 38 metres to the east of the main hall/studio; rear of Madison Court approximately 3 metres to the north of the sports hall; side gable wall of no. 28 Hollies Road 7 metres to west of the sports block; side gable walls of Convent Gardens approximately 11 metres to the west of the classroom block; rear of Ealing Park Gardens approximately 25 metres to the south of main hall/studio and approximately 20 metres to the south of the classroom block.

There are no windows to the north, east or west of the proposed development that would cause any direct overlooking or loss of privacy. There would be undue overlooking from the upper floors of the classroom block to the south-west corner, however a condition has been secured to ensure these windows would be obscure glazing. The south facing windows addressing the external dining area would be approximately 38 metres from the rear of residential facades, while the south facing windows in the south-east corner of the site would be approximately 25 metres from the rear of Ealing Park Gardens’ properties. The separation distance from these windows is considered sufficient to avoid undue overlooking or loss of privacy. Overlooking could occur from the accessible flat roofs; however, a condition (condition 33) has been imposed to restrict access and use of these areas.

With regards to noise impacts, it must be noted that the lawful and previous use of the site, was a school. As such, the proposed educational use would not have a significantly

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Page 101 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 greater impact on neighbouring residential amenity than the previous educational use. Nonetheless, a 2.5-metre-tall acoustic barrier has been proposed to the east of the site following applicant consultation with residents and the hours of use of the site have been restricted in consideration of the surrounding residential area (please see condition 19). As part of the usage restrictions, community use shall be restricted to internal facilities only. The Council’s Regulatory Services have raised no objection and are satisfied with the potential noise impacts subject to conditions regarding hours of use, external doors and windows, acoustic barrier, anti-vibration mounts and external plant noise.

The proposed two-storey sports hall to the north would not be considered to have any greater impact than the existing three-storey block with regards to its visual impact and overbearingness on neighbouring properties. Nonetheless, during the application process the sports hall has been lowered by approximately 0.8 metres to further reduce any impacts.

Whilst there is currently a three-storey development towards the south of the site, the proposed three-storey block, although it would be similar in height, it would be significantly larger in scale and extends along a sizeable proportion of the site to the rear of Ealing Park Gardens. Thus, it would have a greater visual impact on Convent Gardens and the rear of Ealing Park Gardens’ properties. To minimise this impact, the south block has been designed in a U shape to keep the main mass of the development away from residential properties. During the planning application process, the east, south, and west parapets to the three-storey element of the south teaching block have been lowered by approximately 0.5 metres to reduce the impact. Whilst, the 20-metre separation distance from the rear of two-storey Ealing Park Gardens’ properties to the three-storey classroom block is relatively close, given the numerous site constrains (e.g. Listed Building and TPO trees), on balance, the building mass and proximity to neighbours would not warrant refusal of the new school.

The results of the Sunlight and Daylight Analysis-Rev-P03 show that the “proposed development has no significant impact on the surrounding existing amenity areas and most receive levels of direct sunlight penetration in excess for the BRE recommendations.

Where the proposed development reduces sunlight penetration into amenity areas, all areas receive in excess of the recommended target values and the proposed condition is greater than 0.8 of the existing condition indicating that any loss of sunlight would not be noticeable to users.

Where direct sunlight results are below the recommended levels, analysis demonstrates that the proposed building should have no impact on the current levels of sunlight received.”

The proposed development would not cause and undue impact with regards daylight and sunlight.

Potential harm from light disturbances resulting from external lighting has been addressed by condition 18, where details of lighting locations and specifications have been required and it is stipulated that external lighting shall be on motion sensors from 2200 to 0800 to avoid impact of neighbouring residential amenity.

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With regards to odour from the kitchen, condition 16 has been recommended by the Council’s Regulatory Services to mitigate possible odour emissions from the kitchen located towards the south-west of the site. As such, it is not considered odour would impact upon residential amenity.

It is considered that the scheme, on balance, would not unduly impact on the amenity of surrounding residential properties to warrant refusal, owing to the size, height and location of the proposal and scale of previous development onsite. The proposal would broadly comply with Policy 7.6 of the London Plan and Policies 7A and 7B of the Ealing Development Management DPD.

Transport:

Policies T1 and T2 of the draft London Plan state that development proposals should support the target of 80 per cent of all trips in London to be made by foot, cycle or public transport by 2041 and developments should be permeable by foot and cycle and connect to local walking and cycling networks as well as public transport. Policy T4 states where appropriate, mitigation (direct provision or financial contributions), will be required to address any adverse transport impacts of the proposal. Policy T5 and T6 states developments should provide appropriate levels of cycle parking which should be fit for purpose, secure and well-located and that car-free development should be the starting point for all development proposals in places that are well-connected by public transport.

The closest bus stops are located approximately 130 m walking distance north of the site providing access to routes E2, E3 and N11. The site is also served by route 65. Northfields London Underground Station is the closest to the site, located approximately 350 m from the site and this is served by The Piccadilly Line. As a result, the site benefits from a PTAL rating of 3 which is considered “good”.

Controlled Parking Zone (CPZ) N is located to the west of the site and restricts parking to resident permit holder only Monday to Friday between 08:00-09:00 and 15:00 -16:00. Sections of Windmill Road and residential roads to the south and south-west of the site are located within CPZ RR which restricts parking to resident permit only Monday to Friday between 10:00-11:00 and 15:00-16:00.

The application site can be assessed by pedestrians and vehicles from Little Ealing Lane to the north and Convent Gardens to the south-west.

The proposed school would accommodate 840 pupils and 80 FTE staff. These are expected to come from an indicative catchment area of 0.7 miles. TfL deemed the justification for stating this as the catchment area to be accepted.

The proposed site would retain the existing access arrangement. Notably the pedestrian access from Little Ealing Lane would be widened to improve pedestrian ease of access, while the vehicle gate would be setback within the site to avoid vehicles blocking the roadway when waiting to enter the site. This vehicular waiting area has been designed to safely accommodate a waiting refuse vehicle. Concerns have been raised regarding a waiting 14-metre-long school bus, however, the applicant has stated these would rarely visit the site (approximately five times/year) and the Council are satisfied with securing

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Page 103 of 272 Planning Committee 17/10/2018 Schedule Items 02 & 03 suitable arrangements via the Delivery and Service Plan to ensure gates would be left open in advance of coach arrival to avoid any congestion.

As per the previously approved application on the site, school deliveries would take place via Convent Gardens to the west of the site. Refuse collection is proposed to take place via Little Ealing Lane to the north of the site, utilising the onsite turning circle. Condition 9 (delivery and service plan) will secure details of times and frequency of deliveries to appropriate manage this issue of concern.

Four standard car parking spaces and two disabled car parking spaces have been proposed onsite for school use. 118 covered (long-stay) cycle parking spaces and 8 uncovered (short stay) cycle parking spaces have also been proposed. This level of provision accords with London Plan standards and has been accepted by the Council’s Transport Services.

TfL and the Council’s Transport Services raise no objection subject to conditions regarding demolition and construction management plan, a delivery and servicing plan, a school travel plan, cycle parking, disabled and electric vehicle car parking and a contribution of £190,000 towards highways improvement works, local bus stop improvements, CPZ review and sustainable travel measures to support the School Travel Plan.

Subject to the aforementioned conditions and legal agreement; the proposal would not be considered to raise any adverse road safety concerns, nor would it be considered to have a detrimental impact on the surrounding road network. The proposal would therefore be in accordance with Policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.12, 6.13 and 6.14 of the London Plan, Policy 6.13 of Ealing’s Development Management DPD and Ealing’s Sustainable Transport for New Development SPD.

Energy and Sustainability:

The applicant is proposing the use of 465 sq. m. of PV panels to reduce carbon dioxide emissions at the school. The submitted BREEAM Pre-Assessment report targets a BREEAM rating of ‘very good’ for the new development and a ‘high’ BREEAM rating ‘good’ for the refurbished development.

The Council’s Energy and Sustainability Officer has no objection to the proposed development subject to conditions regarding ultra-low NOx gas boilers, energy strategy, overheating and cooling, sustainable design and construction, BREEAM and an energy centre, green roofs and green façades, a contribution of £2,766 for post-construction energy monitoring and a carbon offset clause.

The proposal would be in accordance with 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan, as reinforced by Policies G1, G5, SI1, SI2, SI3, SI4 and SI7 in the Draft London

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Plan subject to compliance with the aforementioned conditions, a contribution of £2,766 being received by the Council for energy monitoring and a carbon offset clause.

Flood Risk and Drainage:

The application site is within Flood Zone 1, meaning it has less than 1 in 1,000 annual probability of river or sea flooding. The site is not within a Critical Drainage Area nor is it in an area susceptible to surface water flooding issues.

The Lead Local Flood Authority has reviewed the proposal and has raised no objection subject to conditions regarding a detailed drainage design and drainage maintenance plan.

Subject to the submission of a suitable drainage design and drainage maintenance plan the proposal would be in accordance with Policies 5.12 and 5.13 of the London Plan.

Trees and Landscaping:

40 trees are proposed to be removed, consisting of three groups removed (two category C and one category U), one category C hedge, 10 category U trees and 16 category C trees. No category A or B trees would be removed. These are proposed to be replaced by 24 new onsite trees.

This proposal has been reviewed by the Council’s Tree Services and they raise no objection subject to conditions regarding tree planting and soil rooting volume and a contribution of £21,950 towards tree planting within the surrounding area.

With regards to the Draft London Plan Urban Greening Policy, the existing site would score a value of 0.22, while the proposed development would be an improvement and would achieve a value of 0.26. This improvement would be achieved by combining several urban greening measures, such as 173 sq. m. of green roof, 538 sq. m of green façade, tree, hedge and flower planting. The proposed landscaping plan has been reviewed by the Council’s Landscape Officer and they are satisfied subject to a condition regarding maintenance.

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Subject to a tree planting and maintenance plan condition and a contribution of £21,950 towards off-site local tree planting, the proposal would be in accordance with Policies 5.10 and 7.21 of the London Plan and Policy 5.10 of Ealing’s Development Management DPD.

CIL

Fire Safety

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Conclusion

Human Rights Act

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Page 108 of 272 ITEM 04 - SKLPC Community Centre And Sports Ground India Gardens Northolt UB5 6RE

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Ref : 181446FUL Address: SKLPC Community Centre and Sports Ground, India Gardens, Northolt, UB5 6RE Ward: Northolt West End Proposal: Demolition of all existing buildings on the site; retention and enhancement of existing outdoor sports grass cricket pitch and creation of new outdoor grass pitch; floodlighting and permeable hard landscaping; erection of a new community sports building (providing supporting facilities to the outdoor sports pitches including changing rooms, kitchens, spectator seating and viewing areas approx. 5436m2) including indoor multi-use sports halls and gym, multi-use meeting/function rooms; cafe; erection of detached single storey groundskeeper's residence; associated landscaping; car parking; creation of new pedestrian, cycling and vehicular access (including a new vehicular access onto West End Road); and associated drainage and infrastructure works. Drawing numbers: SKLPC_PL_PRO-EX_00A_Site Plan - Existing Site Plan – Revision A, SKLPC_PL_PRO-PL_00E_Site Plan - Proposed Site Plan – Revision E, SKLPC_PL_PRO- PL_01A_GF - Ground Floor Plan - Revision A, SKLPC_PL_PRO-PL_02A_1F - First Floor Plan - Revision A, SKLPC_PL_PRO-PL_03A_Roof Plan - Roof Plan - Revision A, SKLPC_PL_PRO-PL_04A_Front Elevation - Front Elevation - Revision A, SKLPC_PL_PRO-PL_05A_Rear Elevations - Rear Elevation - Revision A, SKLPC_PL_PRO-PL_06A_Side Elevations - Side Elevation - Revision A, SKLPC_PL_PRO_07,SKLPC_PL_PRO_08, SKLPC_PL_PRO_09 SKLPC_PL_PRO-PL_10E_Site Plan Coloured - Coloured Site - Plan Revision E, SKLPC_PL_PRO_11,SKLPC_PL_PRO_12, SKLPC_PL_PRO_13,SKLPC_PL_PRO_14 SKLPC_PL_PRO_GK01,SKLPC_PL_PRO_GK02, SKLPC_PL_PRO_GK03,SKLPC_PL_PRO_GK04, SKLPC_PL_PRO_GK05, SKLPC_PL_PRO_GK06 Highway Addendum Report - ITR-HL-5049-HA.6 R - SKLPC India Gardens - Highway Addendum Report, Planning Statement Update - JRP-8708-SKLPC India Gardens-Planning Statement (September 2018), Design & Access Summary Statement - MEA -SKLPC India Gardens Summary Statement, Noise Impact Assessment Ref:17-3058 Rev A, Design & Access Statement ( March 2018) Geo-Environmental Desk Study/Preliminary Risk Assessment Report Ref:17-3058,

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Sustainability and Energy Statement (March 2018), Planning Statement ( March 2018), Framework Travel Plan (March 2018), Re-inspection Asbestos management Survey report no SK2017/1, Overheating Analysis (March 2018), Asbestos Management Survey for Vascroft Contractors Ltd Project Number:12832, Draft Construction Management Plan, Planning Statement (March 2018), Transport Assessment Ref: ITR/HL/5049.TA.3 (March 2018), Design & Access Statement (March 2018), Geo-Environmental Desk Study/Preliminary Risk Assessment Report Ref:17-3058, Sports Development & Operational Plan (March 2018), Flood Risk Assessment & SUDS report ref:C1896-R1- Rev C, Air Quality Assessment ref17-3058, Extended Phase 1 Habitat and Daytime Bat and Nesting Bird Survey Report Ref:17-3058, Tree Survey and Arboricultural Impact Assessment Ref:17-3058, Drainage Assessment Form Type of Application: Full Application Application Received: 04/05/2018 Revised: 17/09/2018

Report by Olivier Nelson Recommendation: Grant Planning Permission, subject to: 1. Relevant conditions; 2. Section 106 agreement; 3. Consideration of any public representations made up to the end of the consultation period on 19th October 2018, subject to agreement with the Chair of Planning Committee; and 4. Stage II Referral to the Mayor of London

Executive Summary:

This application proposes a redevelopment of the existing sport and community centre. The existing buildings on site are to be demolished. The proposal is referable to the Greater London Authority under Category 3D of the Schedule to the Order 2008: Development – (a) on land allocated as Green Belt or Metropolitan Open Land In the development plan, in such proposals for such a plan, or in proposals for the alteration or replacement of such a plan; and (b) which would involve the construction of a building with a floorspace of more than 1,000 square metres or a material change in the use of such building.” The proposal would see the creation of a new building to facilitate the use of the site for both cricket and football pitches. The building would have facilities which complement the improved playing fields facilities at the site. The application is for the provision of appropriate facilities for outdoor sport and recreation with associated internal facilities that have a

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Page 112 of 272 Planning Committee 17/10/2018 Schedule Item 04 positive impact on the openness of the Green Belt and which do not conflict with the purpose of the land. The proposal has been amended to show a reduction in proposed parking spaces from 250 to 106 car parking spaces with 58 overspill parking spaces along the frontage of the site. The reduction in car parking is in line with the London objective of a modal shift away from the use of private cars and towards active and sustainable travel. The use of reinforce grass pavers rather than grasscrete paving, to maximise green visual impact at the site. the design around the site would see an increase in green visual impact. The proposed development is considered to generate more trips compared to the existing. However, its impact on the surrounding highway network and residential streets would be most apparent at weekend events and on event/match days. Nevertheless, traffic impact would be transient and concentrated during periods of vehicle arrival and departures before and after main events. It is considered that the transport impact of the development can be sufficiently mitigated by a robust travel plan, an effective parking and event management plan, and a package of highway and pedestrian safety improvements. It is considered that the revised building position and design with a green roof which blends in with the proposed trees and soft landscaping coverage at the front of the site, is acceptable in this Greenbelt location. The design would also blend in with the surrounding urban context and would create a positive relationship with the streetscape, neighbouring buildings and the surrounding area as a whole. In light of the above considerations, it is considered that the proposed development is consistent with the aims of the relevant policies of the adopted Ealing Core Strategy (2012), The London Plan (2016), Relevant Supplementary Planning Guidance, the National Planning Policy Framework (2012), the Ealing Development Management Development Plan Document (2013) Recommendation: That the committee GRANT planning permission subject to: Consideration of any public representations made up to the end of the consultation period on 19th October 2018, subject to agreement with the Chair of Planning Committee. A Stage 2 referral to the Mayor of London, the satisfactory completion of a legal agreement under section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the following: a) Contribution of £60k towards pedestrian safety and congestion relief measures at the Polish War Memorial and on West End Road b) Contribution of £20k towards pedestrian and cycling improvements within a 2-mile radius of the site. c) Contribution of £30k, towards CPZ/event day permit scheme in surrounding residential roads in Hillingdon and Ealing. d) Contribution of £3K towards travel plan monitoring e) Energy statement f) A community use agreement regarding the use of the outdoor and indoor sports and community facilities for the wider community. g) Payment of the Council’s reasonable legal and other professional costs incurred preparing and completing the Legal Agreement.

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AND subject to the following conditions: Conditions/Reasons:

1. Time Limit 3 years – Full permission The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with the provisions of the Town and Country Planning Act 1990 (as amended). 2. Approved Plans The development hereby permitted shall be carried out in accordance with the following approved documents and plans: SKLPC_PL_PRO-EX_00A_Site Plan - Existing Site Plan – Revision A, SKLPC_PL_PRO-PL_00E_Site Plan - Proposed Site Plan – Revision E, SKLPC_PL_PRO-PL_01A_GF - Ground Floor Plan - Revision A, SKLPC_PL_PRO-PL_02A_1F - First Floor Plan - Revision A, SKLPC_PL_PRO- PL_03A_Roof Plan - Roof Plan - Revision A, SKLPC_PL_PRO-PL_04A_Front Elevation - Front Elevation - Revision A, SKLPC_PL_PRO-PL_05A_Rear Elevations - Rear Elevation - Revision A, SKLPC_PL_PRO-PL_06A_Side Elevations - Side Elevation - Revision A, SKLPC_PL_PRO_07, SKLPC_PL_PRO_08, SKLPC_PL_PRO_09 SKLPC_PL_PRO-PL_10E_Site Plan Coloured - Coloured Site - Plan Revision E, SKLPC_PL_PRO_11, SKLPC_PL_PRO_12, SKLPC_PL_PRO_13, SKLPC_PL_PRO_14 SKLPC_PL_PRO_GK01, SKLPC_PL_PRO_GK02, SKLPC_PL_PRO_GK03, SKLPC_PL_PRO_GK04, SKLPC_PL_PRO_GK05, SKLPC_PL_PRO_GK06 Highway Addendum Report - ITR-HL-5049-HA.6 R - SKLPC India Gardens - Highway Addendum Report, Planning Statement Update - JRP-8708-SKLPC India Gardens-Planning Statement (September 2018), Design & Access Summary Statement - MEA -SKLPC India Gardens Summary Statement, Noise Impact Assessment Ref:17-3058 Rev A, Design & Access Statement ( March 2018) Geo-Environmental Desk Study/Preliminary Risk Assessment Report Ref:17-3058, Sustainability and Energy Statement (March 2018), Planning Statement ( March 2018), Framework Travel Plan (March 2018), Re- inspection Asbestos management Survey report no SK2017/1, Overheating Analysis (March 2018), Asbestos Management Survey for Vascroft Contractors Ltd Project Number:12832, Draft Construction Management Plan, Planning Statement (March 2018), Transport Assessment Ref: ITR/HL/5049.TA.3 (March 2018), Design & Access Statement (March 2018), Sports Development & Operational Plan (March 2018), Flood Risk Assessment & SUDS report ref:C1896-R1-Rev C, Air Quality Assessment ref17-3058, Extended Phase 1 Habitat and Daytime Bat and Nesting Bird Survey Report Ref:17-3058, Tree Survey and Arboricultural Impact Assessment Ref:17-3058, Drainage Assessment Form Reason: For the avoidance of doubt and in the interests of proper planning.

3. Sample of Materials Notwithstanding the plans hereby approved, details of materials and finishes to be used for the external building surfaces and samples of the proposed facing materials shall be submitted to and approved by the Local Planning Authority prior to the commencement of development (excluding ground works and site clearance). The

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development shall be carried out in accordance with these approved details and retained as such thereafter. Reason: To ensure that the materials harmonise with the surroundings in accordance with Policies 7.1, 7.4 and 7.6 of the London Plan (2016) and Policy 7B of Ealing’s Development Management DPD. 4. Cycle Parking Prior to commencement of the development, details of the proposed cycle parking (long and short stay cycle parking) at the site shall be submitted to an approved by the local planning authority. The cycle parking should be provided in a covered, safe and secure environment.

Reason: To ensure adequate cycle parking is provided to encourage the use of sustainable modes of transport in accordance with Policy 6.9 of the London Plan and Ealing’s Supplementary Planning Document ‘Sustainable Transport for New Development’ and as required by TfL and the Council’s Transport Services. 5. Disabled Car Parking 15 disabled car parking spaces shall be provided onsite in accordance with approved plans prior to the first use of the development hereby approved and shall permanently be retained as such thereafter. Reason: To ensure appropriate disabled car parking provision in accordance with Policy 6.13 of the London Plan. 6. Electric Vehicle Charging Points Prior to first use of the development hereby permitted, at least 20% of car parking spaces shall be fitted with active vehicle charging facilities, while passive provision 80% shall be provided on all remaining spaces. These spaces shall permanently be retained as such thereafter (unless they are being upgraded to active charging spaces). Reason: To ensure appropriate infrastructure for electric or Ultra-Low Emission vehicles in accordance with Draft London Plan Policy T6.1 and as required by the Council’s Transport Services. 7. Car Parking Management Plan Prior to the first use of the development hereby approved, a Car Parking Management Plan shall be submitted to and approved by the Local Planning Authority in consultation with TfL. The plan shall include details of how on-site parking would be managed on daily basis and during special events. The approved plan shall be adhered to permanently thereafter.

Reason: To ensure appropriate disabled car parking provision in accordance with Policy 6.13 of the London Plan and as required by TfL and the Council’s Transport Services.

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8. Left hand turn only egress

Prior to the first use of the development hereby approved, a plan detailing the access arrangements showing one left hand turn only access shall be submitted to and approved by the Local Planning Authority. Reason: To ensure smooth traffic flow and tackling congestion provision in accordance with Policy 6.11 of the London Plan (2016). 9. Coach parking Prior to the first use of the development hereby approved, a plan detailing the coach parking for the site shall be submitted to and approved by the Local Planning Authority. A justification as to the number of coaching bays proposed shall be submitted. Reason: To ensure appropriate disabled car parking provision in accordance with Policy 6.8 of the London Plan (2016). 10. Details of Landscaping No part of the development shall be brought into use until full details of both hard and soft landscape works ( including surface treatment of the footway/parking spaces at the entrance of the site, new accesses, associated furniture) and planting schedule (including a phased programme of works, reinstatement of sports pitches/green roof) have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved prior to the first use of any part of the development or in accordance with the programme agreed by the Local Planning Authority. Any trees or other plants, which die or are removed within the first five years following the implementation of the landscaping scheme, shall be replaced during the next planting season.

Reason: To ensure that the development is landscaped in the interests of the visual character and appearance of the area, in accordance with policies 7.17, 7.19 and 7.21 of the London Plan (2016), policies 5.2, 5.4 and 6.3 of the Ealing Development Strategy DPD (2012) and policies 5.10 and 5.11 of the Development Management DPD (2013). 11. Tannoys and PA systems. No tannoys or public address systems shall be used nor amplified sounds be emitted during outdoor sporting, community or private events.

Reason: To protect the living conditions of adjacent occupiers, in accordance with policies 7.15 and 7.17 of the London Plan (2016), Policy 5.2 of the Ealing Development Strategy DPD (2012), Policy 7A of the adopted Development Management DPD (2013) and the advice contained within the Council's interim guidance 'Noise and Vibration' (formerly SPG 10 detailing noise criteria). 12. Amplified Sounds Amplified sounds and live music including drumming emitted to or from outdoor areas of the site including marquees shall be restricted to the festivals of Navrati and the Mela. No amplified sounds or live music including drumming shall be emitted to or from outdoor areas including marquees outside the hours of 19:30-23:00 during Navrati and 10:30-18:00 during the Mela and at no other times. Amplified sound

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mitigation measures for music and public-address systems shall include sufficient loudspeakers angled downward, inward and directed away from any residential premises, to minimise the volume and impact of amplified sounds at noise sensitive premises. Sound limiting device(s) shall further control the MNL (music noise level) and amplified sounds during permitted outdoor events. In accordance with the Noise Council's Code of Practice on Environmental Noise Control, the MNL LAeq 15mins shall not exceed the background noise level LA90 at any time during the event by more than 15 dBA, as measured with a Type 2 sound level meter or better of BS5969, Fast time weighting, at the nearest and most affected residential neighbouring premises. Additional mitigation measures shall be implemented as necessary. The music noise level shall be continually monitored and measurement data shall be made available for inspection by Council officers on request.

Reason: To ensure that the amenity of occupiers of surrounding premises is not adversely affected by noise, in accordance with policies 7.15 and 7.17 of the London Plan (2016), Policy 5.2 of the Ealing Development Strategy DPD (2012), Policy 7A of the adopted Development Management DPD (2013) and the advice contained within the Council's interim guidance 'Noise and Vibration' (formerly SPG 10 detailing noise criteria).

13. Setting up and taking down outdoor facilities Setting up and taking down of marquees, machinery and facilities in external areas of the site as well as deliveries and collections associated with events shall not take place outside the hours of 08:00 to 18:00 Monday to Saturday.

Reason: To safeguard residential amenity in accordance with Policy 7.15 of the London Plan (2016), Policy 1.1 of Ealing’s Development (Core) Strategy, Policy 7A of Ealing’s Development Management DPD and Ealing’s SPG 10 - 'Noise and Vibration' and as required by the Council’s Pollution Technical Team. 14. Enclosures and Sound Barriers

Prior to commencement of the development, details shall be submitted to the Council for approval in writing, of congregational, spectator, play and activity areas on ground and upper floors, their location, directionality, numbers of people accommodated, hours and frequency of use and acoustic screening/ enclosures as well as acoustic sound barrier along boundaries of the outdoor areas with residential premises, according to specifications of SPG10 Appendix 6 for wooden barriers. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

Reason: To safeguard residential amenity and to ensure that the materials harmonise with the surroundings in accordance with Policies 7.1, 7.4, 7.5 7.6 and 7.15 of the London Plan (2016), Policies 7A and 7B of Ealing’s Development Management DPD Ealing’s SPG 10 - 'Noise and Vibration' and as required by the Council’s Pollution Technical Team and Park’s Services.

15. Anti- vibration mounts and silencing of machinery etc Prior to use, [machinery, plant or equipment] [extract/ ventilation system and ducting] at the development shall be mounted with proprietary anti-vibration isolators and fan motors shall be vibration isolated from the casing and adequately silenced and maintained as such.

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Reason: To ensure that the amenity of occupiers of the development site and surrounding premises is not adversely affected by vibration, in accordance with Policy 7A of the Ealing Development Management Plan 2013, policy 1.1(e) of the Adopted Ealing Development (Core) Strategy and The London Plan (2016) policy 7.15. 16. Travel Plan Notwithstanding the Draft Travel Plan submitted in support of the application, a revised travel plan shall be submitted to the Council for approval prior to first occupation of the development. The revised travel plan submitted shall include ddetails of the interim travel plan coordinator(TPC); A TPC should be employed at least 3 months prior to occupation; the funding allocation to each item on the action plan should be in the table; Targets should be presented in % mode shifts and corresponding number of trips; A new 5-year travel plan monitoring cycle will kick-in if the plan fails to achieve its targets at the end of the initial 5-year monitoring period; remedial measures should the travel plan fail to meet its interim targets for Years 1, 3 and 5.The approved Travel Plan shall be implemented at the time of first occupation of any part of the development and shall be permanently retained in operation for the life of the development. Reason: To promote sustainable patterns of transport, and to limit the impact of the proposal on local parking conditions, in accordance with policies 1.1 (e) (f) (j) of the Ealing Development (Core) Strategy 2012 and Policy 6.3 of the London Plan (2016). 17. Construction Impact Prior to commencement of construction and demolition works, a detailed Construction Logistics Plan (CLP), shall be submitted for the written approval of the Planning Authority and thereafter implemented on-site in the approved manner. The CLP shall include details of dust mitigation and Noise/Vibration measures as required using Greater London Authority Best Practice Guidance 'The Control of Dust and Emissions from Construction and Demolition', 2006 and in accordance with BS 5228- 1:2009 - Code of practice for noise & vibration control on construction & open sites- Part 1: Noise The Construction Logistics Plan shall contain: i) Details of how large construction vehicles will access and egress the site, including routings to the Main Distributor Road network and associated traffic management; ii) arrangements for vehicle servicing and turning areas; iii) arrangements for the parking of contractors vehicles; iv) details of site compound(s) and the location and layout of temporary construction buildings; v) arrangements for the storage of materials; vi) details of any lighting of construction areas; vii) proposed hours of work 0800 to 1800 hours Monday to Friday and 0800 to 1300 hours on Saturdays. viii) advanced notification to neighbours and other interested parties of proposed works

Reason: In the interest of safeguarding the amenity of the surrounding residents and Metropolitan Open Land and to ensure that the implementation of the development does not disrupt the local highway network, in accordance with policies 5.3, 6.11 and 7.17 of the London Plan (2016), Policies 5.2 and 7A of the Development (or Core)

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Strategy (2012) and the advice contained within Council's adopted Supplementary Planning Guidance 10: 'Noise and Vibration'. 18. Contaminated Land Remediation and Mitigation The developer shall draw to the attention of the Local Planning Authority the presence of any unsuspected contamination encountered during the development works/ excavation of the basements.

In the event of contamination to land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial work to include methods of monitoring and certification of such work undertaken has been submitted to and approved by the Local Planning Authority.

In the event of contamination to land and/or water being encountered, none of the development shall be occupied or brought into use until the approved remedial works, monitoring and certification of the works have been carried out and a full validation report has been submitted to and approved by the Local Planning Authority.

If no contamination is encountered, a written statement confirming that this was the case shall be submitted to and approved by the Local Planning Authority prior to occupation/first use.

In either event (contamination encountered or not), evidence shall be submitted to and approved by the Local Planning Authority prior to first occupation/use, proving that all excavated soil from the site has been correctly disposed of to a suitably permitted facility or via an exemption or a Materials Management Plan has been prepared and declared by a qualified person regarding the re-use of excavated materials on site.

Reason: To ensure that any unknown or unexpected ground and water contamination is identified and adequately addressed and waste arisings are correctly disposed of in accordance with 5.21 of the London Plan (2016).

19. Sustainable Design and Construction Standards Prior to the first use of the development, the building shall incorporate sustainability measures as detailed in the approved Sustainability and Energy Statement (March 2018).

Prior to commencement of the development, details of external artificial lighting shall be submitted to and approved in writing by the Council. Lighting contours shall be submitted to demonstrate that the vertical illumination of neighbouring premises is in accordance with the recommendations of the Institution of Lighting Professionals in the ‘Guidance Notes For The Reduction Of Light Pollution 2011’. Details should also be submitted for approval of measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

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Reason: To safeguard residential amenity in accordance with Policy 7A of Ealing’s Development Management DPD.

21. Hours of Use The proposed use of the site shall not be permitted between 23:00 and 08:00 hours Monday to Sunday inclusive. Other than outdoors use of the site during Navrati and Mela, the use of outdoor areas shall be restricted to sporting activities. The use of the sports pitches shall not be permitted outside the hours of 18:00 and 09:00 hours Mondays to Saturdays and 16:00 and 10:00 Sundays and Public/Bank Holidays. Reason: To safeguard the amenities of residents in accordance with Policy 7.15 of the London Plan and Policy 7A of the adopted Ealing Development Management DPD and as required by the Council’s Pollution Technical Team. 22. Community Use Agreement

Prior to first use of development hereby permitted a Community Use Agreement shall be submitted to and approved by the Local Planning Authority. The approved Community Use Agreement shall thereafter be adhered to.

Reason: To maximise the extended or multiple use of the educational facility for community use in accordance with Policy 3.16 and 3.18 of the London Plan.

23. Groundskeeper accommodation

The proposed replacement groundskeeper accommodation shall be used only for the accommodation of the groundskeeper whom resides over the playing fields and community centre. This shall be retained in perpetuity.

Reason: To ensure that the residential accommodation proposed within the Green Belt is associated with the proposed use.

24. Switching off vehicle engines on site

No vehicle engines shall be left running while vehicles used in conjunction with the development are stationary at the site.

Reason: To ensure that the amenity of occupiers of the development site/ surrounding premises is not adversely affected by noise or fumes.

25. Management Plan for servicing, event controls and community uses

Prior to commencement of the development, details shall be submitted to and approved in writing by the Council of a site Management Plan. These details shall include proposed hours of use of internal and external areas, times and frequency of activities and community uses, of deliveries and collections, vehicle movements, location of loading bay, control measures for people behaviour, crowds and community uses, smoking areas, public liaison etc. Approved details shall be implemented prior to use of the development and thereafter be permanently retained.

Reason: To ensure that the amenity of occupiers of the development site/ surrounding premises is not adversely affected by noise, smells, smoke, fumes.

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26. Schedule of Playing Field Maintenance

No development shall commence until a schedule of playing field maintenance including a programme for implementation for a minimum period of five years starting from the commencement of use of the development has been submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. Following the commencement of use of the development the approved schedule shall be complied with in full.

Reason: To ensure that the playing field is first established as a functional playing field to an adequate standard and is fit for purpose and to accord with Policies 3.19 of the London Plan

27. Management and maintenance scheme

Before the SKLPC Community Centre and Sports Ground is brought into use, a Management and Maintenance Scheme for the facility including management responsibilities, a maintenance schedule and a mechanism for review shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The measures set out in the approved scheme shall be complied with in full, with effect from commencement of use of the SKLPC Community Centre and Sports Ground.

Reason: To ensure that a new facility is capable of being managed and maintained to deliver facility which is fit for purpose, sustainable and to ensure sufficient benefit of the development to sport and to accord with Development Plan Policy.

28. Extraction and Odour Control system for non-domestic kitchens Prior to commencement of the development, details shall be submitted to and approved in writing by the Council, of the installation, operation, and maintenance of the odour abatement equipment and extract system to kitchens and cooking areas, including the height of the extract duct, vertical discharge outlet at least 1m above the the main building, at least 20m distance from residential neighbours. Approved details shall be implemented prior to the commencement of the use and thereafter be permanently retained.

Reason: To ensure that the amenity of occupiers of the development site/ surrounding premises is not adversely affected by cooking odour

Informatives

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the Adopted Ealing Development Plan, the Adopted Development (Core) Strategy, the London Plan and to all relevant material considerations including Supplementary Planning Guidance: National Planning Policy Framework (2018) 1. Achieving sustaiable development 8. Propoting health and safe communities 9. Promoting sustianible trasnport 11. Making effective use of land 12. Achieivng well-design places

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13. Prtotecting Green Belt land London Plan - Consolidated (2016):

2.6 Outer London: Vision and strategy 2.8 Outer London: Transport 2.13 Opportunity areas and intensification areas 2.18 Green infrastructure: the multi-functional network of green and open spaces 3.2 Improving health and addressing health inequalitites 3.19 Sports facilities 4.12 Improving opportunities for all 5.1 Climate change mitigation 5.2 Minimising carbon dioxide emissions 5.3 Sustainable design and construction 5.6 Decentralised energy in development proposals 5.7 Renewable energy 5.8 Innovative energy technologies 5.9 Overheating and cooling 5.10 Urban greening 5.11 Green roofs and development site environs 5.12 Flood risk management 5.13 Sustainable drainage 5.14 Water quality and wastewater infrastructure 5.15 Water use and supplies 5.16 Waste self sufficiency 5.18 Construction, excavation and demolition waste 5.21 Contaminated land 6.1 Strategic approach 6.3 Assessing the effects of development on transport capacity 6.5 Funding Crossrail and other strategically important transport infrastructure 6.9 Cycling 6.10 Walking 6.11 Smoothing traffic flow and easing congestion 6.12 Road network capacity 6.13 Parking Table 6.2 Table 6.3 7.2 An inclusive environment 7.3 Designing out crime 7.4 Local character 7.5 Public realm 7.6 Architecture 7.13 Safety, security and resilience to emergency 7.14 Improving air quality 7.15 Reducing and Managing Noise, Improving and Enhancing the Acoustic Environment and Promoting Appropriate Soundscapes 7.16 Green belt 7.18 Protecting open space and addressing deficiency 7.19 Biodiversity and access to nature 7.21 Trees and woodlands 8.2 Planning obligations

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8.3 Community infrastructure levy

Draft London Plan (2017) and suggested modifications (2018)

GG1 Building Strong and Inclusive Communities GG2 Making the Best Use of land GG3 Creating a Healthy City GG6 Increasing Efficiency and Resilience D1 London’s Form and Characteristics D2 Delivering Good Design D3 Inclusive Design D10 Safety, Security and Resilience to Emergency D11 Fire Safety D13 Noise S4 Play and Informal recreation S5 Sports and Recreation facilities G1 Green Infrastructure G2 London’s Green Belt G5 Urban Greening G6 Biodiversity and access to nature G7 Trees and Woodlands SI1 Improving Air Quality SI2 Minimising Greenhouse gas emissions SI4 Managing Heat Risk SI5 Water Infrastructure SI7 Reducing Waste and Supporting the Circular Economy SI8 Waste Capacity and Net Waste Self-Sufficiency SI7 Reducing Waste and supporting the Circular Economy SI12 Flood Risk Management SI13 Sustainable Drainage T1 Strategic approach to Transport T2 Healthy Streets T3 Transport Capacity, Connectivity and Safeguarding T4 Assessing and Mitigating Transport impacts T5 Cycling T6 Car Parking T6.4 Hotel and Leisure uses parking T6.5 Non-residential disabled persons parking T7 Freight and Servicing T9 Funding Transport Infrastructure through Planning DF1 Delivery of the Plan and Planning Obligations

Supplementary Planning Guidance /Documents

Accessible London: achieving an inclusive environment The Mayor’s Transport Strategy Sustainable Design & Construction The Mayor’s Supplementary Planning Guidance ‘Providing for Children and Young People’s Play and Informal Recreation’ March 2008

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Adopted Development (Core) Strategy 2012:

1.1 Spatial Vision for Ealing (a), (b), (d), (e), (f), (g), (h), (j), (k) 1.2 Delivery of the Vision for Ealing 2026 (a), (c), (d), (f), (g), (h), (k), (m) 6.4 Planning Obligations and Legal Agreements

Ealing Development Management Development Plan Document 2013

Ealing Local Variation to London Plan Policy 2.18 Green infrastructure: The Network of Open and Green Spaces Ealing Local Variation to London Plan Policy 5.2 Minimising Carbon Dioxide Emissions Ealing Local Variation to London Plan Policy 5.10 Urban Greening Ealing Local Variation to London Plan Policy 5.11 Green Roofs and Development Site Environs Ealing Local Variation to London Plan Policy 5.12 Flood Risk Management Ealing Local Variation to London Plan Policy 5.21 Contaminated Land Ealing Local Variation to London Plan Policy 6.13 Parking Policy 7A Amenity Ealing Local Variation to London Plan Policy 7.3 Designing Out Crime Ealing Local Variation to London Plan Policy 7.4 Local Character Policy 7B Design Amenity Policy 7D Open Space EA Presumption in Favour of Sustainable Development

Other Material Documentation – Interim Planning Policy Guidance / Documents Interim SPG 3: Air Quality Interim SPG 4: Refuse and Recycling Interim SPG 10: Noise and Vibration Sports Facility Strategy 2012 to 2021 Sustainable Transport for New Development SPD December 2013

In reaching the decision to grant permission, specific consideration was given to the impact of the proposed development on the amenities of neighbouring properties and on the character of the surrounding area as a whole. The proposal is considered acceptable on these grounds, and it is not considered that there are any other material considerations in this case that would warrant a refusal of the application.

2. To assist applicants in a positive manner, the Local Planning Authority has produced policies and written guidance, and offers and encourages a comprehensive pre- application advice service, all of which is available on the Council’s website and outlined in a 24 hours automated telephone system. The scheme complied with policy and guidance. The Local Planning Authority delivered the decision proactively in accordance with requirements of the National Planning Policy Framework. 3. The development shall achieve Secured by Design accreditation.

4. The applicant will be liable for the cost of repairing any damage to footways directly resulting from the construction works. Before and after photographs of the carriageway/footway are to be submitted to the Council’s Highways Department prior to the start of the development.

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5. Construction and demolition works and associated activities at the development including deliveries, collections and staff arrivals audible beyond the boundary of the site should not be carried out other than between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, in5be undertaken. The name and contact details of persons responsible for the site works should be signposted at the site and made available for enquiries and complaints for the entire duration of the works and updates of work should be provided regularly. Any complaints should be properly addressed as quickly as possible.

6. At least 21days prior to the commencement of any site works, all occupiers surrounding the site should be notified in writing of the nature and duration of works to be undertaken. The name and contact details of persons responsible for the site works should be signposted at the site and made available for enquiries and complaints for the entire duration of the works and updates of work should be provided regularly. Any complaints should be properly addressed as quickly as possible.

7. Noise and Vibration from demolition, construction, piling, concrete crushing, drilling, excavating, etc. Best Practicable Means (BPM) should be used during construction and demolition works, including low vibration methods and silenced equipment and machinery, control and monitoring measures of noise, vibration, delivery locations, restriction of hours of work and all associated activities audible beyond the site boundary, in accordance with the Approved Codes of Practice of BS 5228- 1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Noise and BS 5228-2:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Vibration.

8. It is recommended that the drainage assessment and improvement scheme is undertaken by a specialist turf consultant. The applicant should be aiming to ensure that any new or replacement playing field is fit for its intended purpose and should have regard to Sport England’s technical Design Guidance Note entitled 'Natural Turf for Sport' (2011) and relevant design guidance of the National Governing Bodies for Sport e.g. performance quality standards produced by the relevant pitch team sports, for example the Football Association.

Site

The site is the SKLPC Community Centre and Sports Ground, Northolt. The site is located on the Western side of West End Road (A4180) just to the south of the Western Avenue (A40).

The site is used for outdoor and indoor sports and recreational uses. It has an overall site area of 7.63 hectares and the footprint of the existing buildings on site are 2,087 sqm.

The site contains several buildings sited close to West End Road including a double height gymnasium building to the north of the site, and a part single part two storey Pavilion building in the centre of the site. There are large areas of hardstanding to the north east of the site accommodating surface car parking (approximately space for 250 cars). The site has a PTAL rating of 1a. The facility has large areas of playing fields located to the east of the site.

The access to the site is located to the north west of the site via a lay-by from the southern bound carriageway of West End Road, which is a dual carriageway along this stretch.

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The closest residential properties are located on Harvey Road directly to the south of the site. The site is located adjacent to the administrative boundary with the London Borough of Hillingdon, and the residential properties on Harvey Road lie within the LB Hillingdon area.

The site is designated as Green Belt in the Development Strategy Development Plan Document 2026. Both West End Road and Western Avenue are strategic roads operated by Transport for London.

Proposal

The application site involves the creation of new outdoor sports pitches and a new building to provide support facilities to outdoor sports together with indoor sports, recreation and community use.

 The proposal would include two cricket pitches of county and region standard (20.12 x 27.45m)  Four cricket nets to English Cricket Board (ECB) standards,  One football pitch to Football Association (FA) recommendation  External viewing platform – 340 sqm  The proposed footprint of the building would be 5,436 sqm. The proposal would have internal sports facilities: The main hall would have an area of 1825sqm – with capacity of 8 badminton courts designed in line with Sport England Requirements.  The side halls - 640 sqm  Aerobics studios – 220 sqm  Spin classroom – 130 sqm  Gym – 340 sqm  Cricket pavilion – 340 sqm  Football pavilion – 230sqm  Changing rooms – 210 sqm The proposed ancillary facilities are as follows:

 Members club – 330 sqm  Café – 127 sqm  Meeting spaces – 668 sqm  Office and support areas – 132 sqm The design of the building has evolved since the initial pre-application discussions. The location of the site within the Green Belt has been incorporated into the design. The building form has been arranged to keep it within with the parameters of the existing built form with the majority of the building would be positioned on the existing hardstanding and where the existing buildings are situated. There would be a total of 31 employees with 11 full-time and 20 part-time. The applicant has proposed opening hours of 08:00 to 23:00 Monday to Sunday and Bank Holidays. Consultation The applicants undertook an extensive consultation exercise prior to the submission of the application and again during its processing. In terms of the formal public Consultation: Advertised in Local Press: An advertisement first appeared in the Ealing Gazette on 19th May 2018 detailing the application was a Major planning application which had an effect on the Green Belt. A second advertisement

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Page 126 of 272 Planning Committee 17/10/2018 Schedule Item 04 appeared in the Ealing Gazette on the 28th September 2018: this was due to additional information being received with regard to the applicant’s transport statement The first Neighbour Notification was carried out on the 14th May 2018 (and expired on the 4th June 2018) The site backs onto Harvey Road, which is outside of the London Borough of Ealing and is within the London Borough of Hillingdon. These neighbours were notified by way of site notice. Following the first statutory consultation process 54 representations were received: 44 in objection and 10 in support. The grounds of objection, detailed in the letters are summarised below:

 The proposed traffic plan has not taken into consideration for when other clubs and facilities in the area have an event at the same time like the GAA club.  Heavy traffic already exists in the area during the week.  Proposal would put extra strain on West End Road  Not enough parking for the amount of people expected all weekend.  No adequate provision made for huge influx of vehicles to the area  The proposed plans do not appear to alleviate the current issues we have with traffic and parking when events are hosted at the community centre.  The traffic causes tail backs onto the A40 and West End Road causing restriction and potential collisions  The parking arrangements for the site are inadequate for purpose, recently visitors to the SKLPC site have parked on the A40 slip road .  Ongoing disruption and distress has been caused to local residents as a result of this site.  Parking from the site has spread to Harvey Road and endangering residents in as much as emergency vehicles not being able to enter.  Harvey Road is used by visitors the SKLPC for parking  There is considerable loss of open space with the new buildings against the old, how has the loss of open space been reconciled with Sports England.  Will the proposed facilities be open to all members’ residents and local community?  Anti-social behaviour – excessive noise, noise going on to late, vibrations vibrating houses.  Light pollution from high mounted lights used to illuminate the site  Police and Local authority officers have been called to site on a regular basis.  The application if approved would increase the level of activity at the site and in consequence the distress and disruption to our residents.  The increase in visitors would increase cars to the site and increase air, noise and light pollution.  Simple cricket matches are fine, but not larger events.  This seems like an excuse to use the ‘sports facility’ to accommodate for an increase in festival and wedding events. Responses in supports are summarised below:

 This is a wonderful proposal. The new building is a necessity as the current buildings are old and run down.

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 This will be a great addition to the local community, traditional events can take place without the worry of alcohol consumption. It will be available to local schools to utilise, what a great asset it will be.  The existing events have shown care and in-depth planning has taken place with respect to parking and the environment. Stewards are on site and help to coordinate highway safety.  Proposal would support good community interaction offering sporting activities to the local community.  The cricket club is successful at local and county level and the amazing facilities proposed would help to improve this. Responses to these comments can be found within the body of this committee report. The most recent (second formal) consultation started on the 28th September 2018 and expires on the 19th October 2018. The recommendation recognised that the consultation expired two days after the committee meeting and that the final decision will be referred to the Chair of the Planning Committee, in consideration of any comments received. Any consultation responses submitted after this report and prior to the committee will be highlighted in the Briefing Note. However, now replies have been received to date following this second consultation. Internal Consultation Transport The main issues of the application are trip generation, changes to access arrangements and the road safety. Trip generation surveys on a typical week day and weekend of the existing use should be carried out rather than reliance on TRICS data base. The existing community centre and sports ground are busy during weekends compared to a week day. It is recommended that the junction analysis of the site is carried out during the Saturday peak times. There would be a major impact to the highway network by this proposed development. Transport would also like to know all the major festival days and times and expected trip rates and the modal split for those days. Pollution-Technical Officer Noise complaints have been recorded previously as a result of the major events which are held. A more internal use within the proposed building would be a good way forward. Suitable conditions should be added for the following: Outdoor Use, Amplified Sounds, Tannoys and PA systems, Setting up and taking down outdoor facilities. Structures, Flood and Water Management No significant concerns with regards to proposed SUDS strategy, agree with the adopted approach of source control and rates achieved. However, I would like further clarification on the proposed paved areas (permeability performance), so if you could please provide me details of the drainage consultant for the applicant I can discuss this further and finalise my comments.

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External Consultation London Borough of Hillingdon Objection to the proposal on the following grounds: It is considered that the proposal for a large community/ sports building on this site represents inappropriate development and the ‘very special circumstances’ needed to justify such a substantive increase in the amount of building floor space on site and to overcome the harm by reason of inappropriateness and all other harm, including the increased intensity of the use of the site associated traffic generation and potential for noise, pollution and light pollution have not been demonstrated. The Highways officer objects as the proposal would exacerbate local parking stress giving rise injudicious parking on the public highway and traffic congestion which raises highway safety and capacity concerns and has associated implications for air quality. The potential of such significant up-lift in the floor area of accommodation on site also has implications for the amenity of surrounding Hillingdon Residents which needs to be controlled. TFL Borough Planner TFL notes the numbed of permanent spaces reduced from 248 spaces to 106 permanent ones. However, TFL is opposed to the 58 overflow spaces. No detail on how the overflow space is to be used, managed, monitored and enforced have been provided. It is acknowledged that the site has low PTAL but the development should aim to achieve a mode shift in favour of walking, cycling and public transport including potentially dedicated mini-bus and coach services for the major event and this should be demonstrated. The removal of the proposed overflow car parking, could inter alia enable an increase in cycle parking to meet the minimum standards in Draft London Plan policy T5. This issue was not raised in the Highway Addendum. The proposed plans should demonstrate electric Vehicle Charging Points (EVCP) where at least 20% of all spaces should have active charging facilities with passive provision for all remaining spaces. Sport England Site is considered to constitute Playing Fields, or land last used as playing field as such Sport England is a statutory consultee. It is not clear where the proposed playing field enhancements would take place. The Sports Hall would be constructed in accordance with Sport England’s guidance which is welcomed. Should the Planning Authority seek to grant this application, then it should be referred to the Secretary of State, via the National Planning Casework Unit. Officer response: The application would be refereed back to the GLA in the first instance due to its being development within the Green Belt. Greater London Authority

The Greater London Authority Response was dated 26 June 2018 – The Deputy Mayor considers that the application requires a revision to both the position of the building (in relation to the existing/proposed sports pitches) and hardstanding and levels of car parking to mitigate against the schemes’ possible Green Belt harm.

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Officer response: These comments have been taken on board and the scheme has undergone amendments in respect of a reduced amount of hardstanding and car parking and increased the amount of green space proposed at the application site by a repositioning of the building away from the pitches towards the main highway. The proposal would have to go back to GLA as per the recommendation but it is considered the GLA are satisfied with the changes so far made. Principle of Development: Appropriateness of Development on Metropolitan Green Belt Policy 7.16 of the London Plan (2016), Policy G2 of the draft London Plan (2017), and the NPPF (2018) stress that the strongest protection should be given to Green Belt and that inappropriate development should be refused, except in very special circumstances. Since the application was submitted a revised National Planning Policy Framework (NPPF) was published July 2018 and is a material consideration in the determination of this planning application. The approach to how the Green Belt would be protected is set out in section 13 of the NPPF and the fundamental aim of the policy is “… to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence. The purposes of the Metropolitan Green Belt are defined in Section 7.16 of the London Plan (2016) this states that the strongest projection should be given to London’s Green Belt, in accordance with national guidance. Inappropriate development should be refuse, except in very special circumstances. Development will be supported if it is appropriate and helps secure the objectives of improving the Green Belt as set out in national guidance. Paragraph 145 of the NPPF states a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt, however an exceptions to this is: “the provision of appropriate facilities (in connection with the existing use of land or change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it”. Paragraph 145 part g of the NPPF is for the complete redevelopment of previously development land, whether redundant or in continuing use which would not have a greater impact on the openness of the Green Belt than the existing development of cause substantial harm to the openness of the Green Belt, where the development would use previously developed land. The proposal is seeking to redevelop the existing community sports centre and this land has been partially developed. It is noted there are existing buildings on the site and hardstanding. The GLAs initial comments were that the majority of the proposals would be confined to previous developed land with limited further impact on openness, although a substantial element would encroach into the undeveloped green land and this would reduce openness in the Green Belt. The GLA stated that the development as it stood was inappropriate and should be amended to ensure the development is within the confines of the previously developed land, with a substantial reduction in hardstanding/ car parking. Paragraph 144 of the NPPF states that any planning application for development in the Green Belt councils should ensure that “substantial weight is given to any harm to the Green Belt” and very special circumstances” will not exist unless “the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.”

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The NPPFs exceptions to inappropriate development in Green Belt are developments providing appropriate facilities for outdoor sport and recreation, providing the development preserves the openness of the Green Belt and does not conflict with the purposes of including land with it. The redevelopment of the sports facilities would see an improve of the existing sport and recreational facilities which are provided by the SKLPC community. The sporting facilities proposed would see the provision of outdoor sporting facilities for two cricket pitches and one football pitch and indoor spaces to complement sporting activities as well as provide gym facilities. The proposal would need to justify why the amount of internal space for meeting rooms and other uses not directly related to the sporting function would be appropriate within the Green Belt. The proposal has been amended following concerns with its impact on the openness on the Green Belt. The developed land as part of the proposal has been brought back 15m in order to reduce its impact on the openness at the site. The reduction in the position of the building line would see a similar building line as that as the residential properties on Harvey Road. The reduction in building footprint would further increase the amount of green space at the site and would help to reduce the amount of existing hardstanding at the site. The proposal would see the existing cricket pavilion and storage units removed and all of these facilities would be contained within the main building. This reduction in buildings on site would allow for the green area of the site to be free of built structures and increase the amount of playing fields with the addition of 1,363 sqm of playing fields. The amount of existing developed land returned to greenspace is approximately 12 times the amount of the green field which has been taken. it is considered the majority of the proposal is appropriate to its Greenbelt location by reason of providing outdoor sporting facilities or through indoor sports space to complement these outside sporting activities. However, an element of the built form would be inappropriate by way of it encroaching onto undeveloped land and by the nature of its use i.e. non-sporting activity floorspace. As such, it is necessary to consider whether very special circumstances exist to support the inappropriate element of the development. Paragraph 144 of the NPF states that very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal is clearly outweighed by other considerations. There is no statutory definition for Very Special Circumstance (VSC). In that sense it may be that a single aspect of the proposal may itself be a VSC sufficient to justify development of it may be a number of circumstances cumulatively amount to VSC. The assessment on the openness must be viewed against the context of what exists on site. The site is currently features green playing fields, hardstanding for parking and a variety in buildings. The land was previously farmland and has gradually changed to sports and recreation over the years and has been included as part of the Green Belt. To minimise the impact on openness, the building has been positioned further towards the western edge of the site, and the height, massing and appearance of the building given further consideration. The proposed building is a low curved structure with two floors and would have the appearance of a shallow hill. This design has been chosen to minimise the visual impact of the building. The green roof proposed would sit within an area of park land of trees, bushes and hedges. The height proposed is considered to achieve an acceptable balance in respect of achieving desired accommodation whilst minimising impact on the landscape. The roof design, which would also be green, would help to increase greening on the site and its height and position would help to reduce its impact on the openness of the green belt. The choice of materials has evolved to include more landscaping. to dedicated areas for car

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Page 131 of 272 Planning Committee 17/10/2018 Schedule Item 04 parkin. In this respect grass pavers are proposed and this would reduce the amount of hardstanding from existing. The increase in greening helps to reduce the impact on the openness of the Green Belt and the design of the building being sloped and fitting into the existing context helps to reduce its harm to a level considered acceptable. The proposed building when viewed from West End Road, would be predominantly screened by trees and the choice of green roofing would reduce its visual impact. It would have the appearance of a hill being similarly camouflaged by trees. This element of the design is considered to be both natural and sympathetic to allow an increase in soft landscaping. The development proposals have seen a reduction in car parking spaces from 250 to 106 car parking spaces with overspill parking to the front of the site. the parking would be reinforced with grass pavers and would appear as green grass rather and improve the appearance of the area. The proposed groundsman accommodation is considered to appropriate developments providing that it is used exclusively for that purpose and is secured by condition in perpetuity. The proposal would help to improve an identified need for cricket pitches in West London, by way of improving the existing facilities. There is a general need for the investment in improved sports facilities, and specifically the improvement of the appearance of the SKLPC Community Centre and Sports Ground. The proposal would be open to the public and the local community and would allow for a use which would provide appropriate facilities for outdoor sport. The facilities would be in line with the requirements as set out by Sport England, England Cricket Board and the Football Association. The very special circumstances can be summarised as the follows: i) a compelling need for the development; ii) the overriding benefits for the community. i) Compelling need for the development

The scheme put forward makes a detailed case for the compelling need for development based on the following:

 The main use of the site would be for cricket, the existing facilities have drainage issues and there is increase waterlogging issues, there are no indoor facilities and this makes training in winter months difficult.  The existing sports pavilions do not meet the Sports England guidelines and this means the current cricket pitch cannot fulfil competitive matches of a certain level.  The English Cricket Board has commented that there is a lack of existing facilities within the immediate area and that they would welcome the development of cricket facilities.  The SKLPC also has an existing Badminton Club, however the existing courts are not complaint with the standards set out by Sport England.  The SKLPC is seeking to become an identifiable club recognised by Badminton England.  The area was reported by Badminton England as having plenty of activity and they would be keen to support local delivery.  The SKLPC has a football club but the current facilities are one non- permanent, non-regulation pitch which can be divided into three five a side pitches also. The increase in facilities would allow for simultaneous activities to take place.

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 The use of the area for gym activities would be a secondary facility and would be required by the pitch based sports.  The applicant is open to a community use agreement to allow the proposed facilities to be used by all. There are residential properties in the locality who would benefit from these sporting facilities. This agreement would be secured by a section 106 legal agreement.

ii) Benefits to the local community  On balance, the benefits of encouraging sports participation for young people and health improvements from the basis of the argument in favour of the development of the site.  The site could also be used by local schools to use the facilities.  With regard to cricket there is increased demand expected by 2021 and as such additional/ improved facilities would be needed.  The proposal would help to strengthen local communities, by providing, cricket, football, badminton and gym facilities. These would in turn increase physical activity and improve cultural opportunities. Summary of the Principle of the Development

It is concluded that there are very special circumstances’ in support of the application, which would outweigh any harm. These would include: the compelling need for the development to improve the existing sporting facility, benefits to the local community; and the proposed steps to mitigate any harm to the openness of the metropolitan Green Belt. Design, Scale and Siting This element of the report now looks at the propose design of the new building, associated playing fields, parking and soft landscaping. As described above, the application has been designed to blend in with the existing landscape and this is considered necessary to enhance the existing visual impact and outlook of the site within the context of the green belt. The existing structures on site are of a varying type and design and are to be demolished along with the majority of hardstanding. The Green Belt policy in the NPPF states Local Planning Authorities should provide opportunities for outdoor sport and recreation; to retain and enhance landscapes, visual amenity and biodiversity. The proposal has taken on these comments and sought to create a design with an increased amount of soft landscaping at ground floor level. The roof of the new sports centre would be a green roof which would be a positive contributor to both biodiversity and visual amenity within the greenbelt. The building has been designed as a low curved structure rising from the ground The design of the building followed a research trip to India by Martin Evans Architects in order to learn about both the Gujarati culture and the local vernacular. The design was further enhanced by a community workshop with use of focus groups. These stemmed from making more regular use of the existing site, bring off-site activities to the site and creating facilities to enable all weather use of the site. in doing so this would allow for the proposed building to attract regular daytime audiences, this then saw the creation of the gym element. The building design is such that the low eaves help to create the appearance as being part of the earth. The provision of a grounds keeper’s accommodation is considered to be necessary for the development of the existing site. The massing of the building has increased in relation to the previous buildings in order to create a fit for purpose sports centre with improved facilities which would be beneficial not

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Page 133 of 272 Planning Committee 17/10/2018 Schedule Item 04 just for the SKLPC but the wider community as well. The area of greenspace on site has increased from 62,947 sqm to 64,256 sqm. The area of playing field has increased from 53,792 to 55,155 sqm. The percentage of playing field for the total site would increase to 72.31%. The buildings siting has been lined up with the neighbouring properties along Harvey Road and the rear would back onto the playing fields. The massing of the building would see the highest point to the centre of the building and the green hill idea is similar to that of Northala Fields or residential accommodation built in the Gujarat region. Residential Amenity of Surrounding Properties The impact of the development on the residential amenity of surrounding properties has been addressed in detail below considering the set back of the proposal from the nearby residential dwellings on Harvey Road. Overlooking and Overshadowing The total height of buildings (in relation to previous buildings) on the site has increased from 11.5m at its highest point to 12.9m. it should be noted that this highest point is to the centre of the building and has been designed away from properties on Harvey Road. The fenestration would be predominantly to the front and the rear of the building. Due to the location, nature of development, physical parameters of the site and separation distances between the development site and residential, it is considered that the development would not have a negative impact on residential amenity in terms of overlooking, outlook, overshadowing and visual amenity. Noise The application has been accompanied by a Noise Impact Assessment which sets out an agreed approach for noise mitigation as a result of the existing sports use and festivals and activities which have taken place in the past at the application site. The site is bound by the A40 Western Avenue and the A4180 West End Road both of which are busy roads. There is predominantly a lot of car use on these roads and as such the impact on noise on the area should be mitigated to further protect residential occupiers. As the majority of events occurring within the proposed building would be small scale sports and community events, a typical double glazing is to be installed to control noise levels from these types of activities within the hall. The sports events would be outdoor and they would be during the day mainly and the cricket season would take place during the summer months. It is noted that it would increase noise levels during the day but the use of the sports pitches would be mitigated by the existing background sound of the cars on site. The community events and festivals which are proposed to take place on occasion at the application site would have to meet noise standards as they would be close to residential properties on Harvey Road. The Noise Impact Assessment has stated the noise from the larger festivals would be reduced by transferring activities from the outside marquee (as is currently the case) to within the community centre. The assessment has concluded that subject to following the license of the site, the proposed development would achieve the aims of the NPPF and PPG noise in that it will avoid noise from giving rise to significant adverse impacts on the health or quality of life of local residents. The latest that events would finish at the proposed sports centre would be 2300 hours. This would be conditioned and outdoor sports matches would be conditioned also to finish earlier than this time in order to ensure everything is closed by 2300 hours. The generated vehicles movements due to the proposed, would decrease in number. the number of parking spaces have decreased since the proposal was first considered. The

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Page 134 of 272 Planning Committee 17/10/2018 Schedule Item 04 reduction in car usage would help to promote a sustainable approach to accessing the site and would have a more positive approach to residential amenity. In addition, the conditions include the requirement for the submission of a Car Park management plan which would include details of stewarding etc for the events taking place at the centre. Lighting and Floodlighting The sports pitches would be lit by way of external lighting and flood lights. The concern would be any external lighting that is in close proximity to the nearby residential properties on Harvey Road. The existing sport pitches have light coverage provided by seven floodlights. The London Plan Policy 3.19 Sports Facilities highlights that the “provision of sports lighting should be supported in areas where there is an identified need for sports facilities to increase sports participation opportunities, unless the sports lighting gives rise to demonstrable harm to local community or biodiversity.” Ealing Development Management DPD – Policy 7A Ealing Local Policy – Amenity advises that light and reflected light are classified as emissions and must not erode the amenity of surrounding uses, development must take all reasonable steps to ameliorate these emissions and provide all necessary evidence of mitigation. The sports pitches would need to be floodlit and this is a common feature of sports facilities and floodlights exist at the application site already. What needs to be assessed is whether the retention of floodlighting or increase would impact neighbouring properties. The sports pitches and nets are positioned away from the properties on Harvey Road and would be designed to comply with relevant requirements which relate to reduction of obtrusive light. Any flood lights would be positioned to face away from the residential properties and onto the pitches. The flood lighting is not considered to give rise to any detrimental impact on residential amenity.

Transport – Parking, Traffic Generation and Access The existing site which contains a sports hall and outdoor sporting facilities no longer meets sporting regulations. The site is located to the west of Northolt, at the northern western corner of the borough. The access to the site and access roads immediately outside the site lie in the London Borough of Hillingdon. The main roads boarding the site are the A40(Polish War Memorial) and West End Road (A4180). Both roads are major principal roads which carry thousands of vehicles daily. The site is not located in a Controlled parking Zone (CPZ) but has a PTAL score of 1a (poor). The closest bus stops are on West End Road and approximately a five-minute walking distance from the site either way. In terms of transport, the main access point to the site would be gained from West End Road, as is the existing access. A new access to exit the site is also proposed.

Car Parking The proposed development proposes 106 permanent parking spaces and 58 overspill parking spaces for a gross internal floor area of 7,702 square metres. This would be a reduction from the existing site which has capacity for 250 vehicles to park on site. Following discussion with the GLA, TFL and Local Authority the number of proposed parking spaces has reduced from what was originally proposed by more than 50%. It is considered that this level of onsite parking represents an appropriate balance between meeting the aims for sustainable transport solutions and providing day to day operational parking for the new facility. It is noted that this level of parking would accommodate weekday parking demand with spare capacity. At weekends and on special event days, residents have concerns that

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Page 135 of 272 Planning Committee 17/10/2018 Schedule Item 04 parking could be displaced into surrounding streets. However, it is considered that any potential displacement could be mitigated by the introduction of permit parking scheme in the area and a robust travel plan which sets clear targets for reductions in single occupancy car journeys to the site. Furthermore, a condition requiring detailed traffic and parking management proposals for event days is proposed. Most of the surrounding streets are in the London Borough of Hillingdon namely Harvey Road. A contribution of £40k towards a Controlled Parking Zone (CPZ) in the area is recommended subject to Hillingdon’s agreements. The Provision of 15 disabled parking spaces is acceptable as it meets Sports England regulations. The location of the proposed disabled parking bays is acceptable. The proposed amount of disabled parking would be in line with the London Plan (2016) and would be 1 space per 8 staff for long stay and 1 space per 100sqm for short stay. The proposed submission agrees to electric vehicle charging points but there is no plan which details where they will be located. Electric vehicle charging points are to be provided in accordance with draft London Plan standards and a plan showing the proposed location of active and passive electric vehicle charging points is required by way of a condition. This means 20% active and 80% passive electric vehicle charging points. The proposed 77 cycle parking spaces proposed would be short-stay cycle parking spaces required in line with London Plan. This should be provided in a covered, sheltered and secure environment. The proposed long stay cycle parking spaces should be at 1 space per 8 staff which equates to 4 spaces for the 30 staff members proposed. These should be provided in a secure, covered lockable and enclosed compound. The site plan provided shows only 54 cycle stands this should be increased in line with TFL’s response and whilst the location of the short stay cycle parking is considered acceptable. More information is requested as to the position of the proposed long stay cycle parking. The details of cycle parking are to be secured by way of planning condition. Coach Parking There would be provisions for coach parking at the front of the building within the site. adjacent to the southern egress to the site. A condition will require further details of this provision. Access to the site and internal layout

The proposed development would have one point of access – which essentially is the existing access to the site (at its northern end) which will be improved and enhanced. This will also serve as an egress to the main road. Access is currently show as including a right hand turn off the main road but it is considered this may cause conflict with traffic movements. Therefore, a condition will be required for details of the access arrangements which will favour a left in/left out arrangement. Another existing but unused connection to the highway (further south along the main highway frontage) will be opened up for egress only. A condition will restrict this to left out only movements. In addition, measures to raise driver awareness at these access/egress points should be introduced as part of the package of safety measures to mitigate the impact of the scheme. A contribution of £60K is therefore requested. Measures may include introducing “keep clear” markings at both entrances and speed reduction initiatives on West End Road,

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Page 136 of 272 Planning Committee 17/10/2018 Schedule Item 04 pedestrian safety improvements at the Polish War Memorial roundabout. All the proposed changes to the proposed road layout outside the development to be safety audited. Trip Generation and Network Impact The proposed use would generate 900 two-way person trips daily compared to 400 two-way person trips for the existing use and a sizeable proportion of these would-be vehicle trips. Analysis shows that the development would generate only 17 additional vehicle movements during the morning peak and 42 additional vehicle trips during the evening peak, which accounts for about 2% of the vehicle traffic using the Polish War Memorial roundabout. In terms of the trip generation from events and the once a year festival, whilst the number of traffic movements would be higher than for operational weekdays, these movements would be set against lower levels of general traffic movement on Saturdays and Sundays. An event parking and traffic management plan is to be secured by way of a condition. Furthermore, measures to enhance road safety and promote sustainable travel (walking, cycling and public transport trips) are required via condition. Travel Plan

The submitted travel plan has been reviewed and it is not considered acceptable in it’s current form and amendments to it are requested. The below details the information which is required to enhance the existing travel plan: a) Contact details of the interim travel plan coordinator (TPC) are requested. The TPC should be appointed at least three months prior to occupation. b) The funding allocation to each item on the action plan should be in the table c) The corresponding number of trips should be indicated beside each % mode share target d) If the travel plan fails to meet its targets at the end of the fifth year of monitoring then, a new five-year monitoring cycle will kick in. e) No mention of remedial measures should the travel plan fail to meet its interim targets for Years 1, 3 and 5.

The key headlines and financial obligations of the travel plan would be secured via a S106 agreement. A contribution of £3000 would be requested towards the monitoring of the travel plan. In order to achieve the necessary changes a travel plan would be secured by way of condition. Summary of transport matters The proposed development is considered to generate more trips compared to the existing. Its impact on the surrounding highway network and residential streets would greater at weekends and on event/match days. It is considered that the transport impact of the development can be sufficiently mitigated by a robust travel plan, an effective parking and event management plan, and a package of highway and pedestrian safety improvements. Sustainability The proposed Sustainability and Energy Statement submitted with application notes that the new building would incorporate a gas combined Heat and Power (CHP) unit with backup boilers for heating and hot water. This would achieve a BREEAM rating of “Very Good”. The predicted CO2 emissions would show a reduction of 36% utilising measures of the London

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Plan Energy Hierarchy. The proposal would be condition to meet the London Plan Standards of zero emissions. Contamination A Geo-Environmental Desk study was carried out for the site and identified only limited potential sources of contamination on site, with no significant sources identified within the playing fields. The study identified that there would be low to no potential risks from geological hazards. Due to there being made ground derived from the demolition on site, the study recommends a geotechnical investigation to inform foundation design for the new building. The risk from Asbestos is high, due to the potential for the existing buildings on site containing asbestos. An asbestos survey is recommended due to this potential risk. All other risks from the site are considered to be low. The increase in soft landscaping would require an increase in investigations on site to ensure their suitability. Conclusion The proposal is for the enhancement of sport and community uses within a Green Belt location. The new building has been carefully considered in relation to Green Belt policy. In terms of the proposed uses, the majority of outdoor and indoor uses are sports orientated and therefore are appropriate. The mix of ‘inappropriate’ uses, relating to community activity have been considered against the impact of the building on the Green Belt location. It is considered the building will have minimal impact on the Green Belt location due to careful design and positioning, both of which have been altered during the course of the planning application. furthermore, the positioning is acceptable in relation to maintaining the openness of the Green Belt. All other matters have been fully considered in the report and are considered acceptable subject to relevant conditions and S106 clauses. Human Rights Act In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights. You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report. Fire Safety Large schemes may require a number of different consents before they can be built. Building Control approval needs to be obtained to certify that developments and alterations meet building regulation requirements. Highways agreement will be required for alterations to roads and footpaths. Various licences may be required for public houses, restaurants and elements of any scheme that constitutes a 'house in multiple occupation HMO)'.

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The planning system allows assessment of a number of interrelated aspects of development when planning applications are submitted to the Council. The proposed materials to be used may be approved under a planning permission based on the details submitted as part of the planning application or may be subject to a condition that requires such details to be submitted and approved prior to the commencement of the development. Whichever the case, planning officers' appraisal of materials is focused on the visual impact of such materials in relation to the design of the overall scheme itself, the character of the local area or indeed on the amenities of local residents. The technical aspects of the materials to be used in any development, in relation to fire safety, are considered under the Building Act (1984) and specifically the Building Regulations (2010). These require minimum standards for any development, although the standards will vary between residential and commercial uses and in relation to new build and change of use/conversions. The Regulations cover a range of areas including structure and fire safety. Any person or organisation carrying out development can appoint either the Council’s Building Control Service or a Private Approved Inspector to act as the Building Control Body (BCB), to ensure the requirements of the Building Regulations are met. The BCB carry out an examination of drawings for the proposed works and make site inspections during the course of the work to ensure the works are carried out correctly. On completion of work the BCB will issue a Completion Certificate to confirm that the works comply with the requirement of the Building Regulations.

In relation to fire safety in new high rise residential developments some of the key measures include protected escape stairways, smoke detection within flats, emergency lighting to commons areas, cavity barriers/fire stopping and the use of sprinklers and wet/dry risers where appropriate.

The Mayoral Community Infrastructure Levy

The Mayor’s Community Infrastructure Levy (MCIL) was adopted on 1st April 2012. This has introduced a charging system with Ealing of £35 per square metres of gross internal floor area to be paid to the GLA, on the basis of the floor space being created which 5,436sqm (GIA). The development is liable to pay £190,260 for this development.

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Page 139 of 272

Page 140 of 272 ITEM 05 - Land to r/o The Red Lion Public House and r/o 19-21 St Mary's Road Ealing W5 5RA

Page 141 of 272 © Crown copyright and database rights 2015 OS LA0100019807 05 October 2018 1:1250

Page 142 of 272 Planning Committee 17 October 2018 Schedule Item 05

Ref : 180366FUL

Address: Land to the Rear of Red Lion Public House, 19 and 21 St Marys Road, Ealing, W1 5RA

Ward: Ealing Common

Proposal: Construction of two pairs of semi-detached residential dwellinghouses (4 x 2 bed houses) comprising of basement and ground floor levels; including provision of private and communal amenity space, landscaping, refuse and cycle storage.

Drawing Numbers: Existing: E001_Rev F; E002_Rev G; E003_Rev D; E030_Rev E; E031_Rev E; E032_Rev F; E033_Rev F; E034_Rev E; E040_Rev E; and E041_Rev E.

Proposed: P002_Rev R; P003_Rev G; P004_Rev O; P005_Rev A; P009_Rev I; P010_Rev J; P012_Rev I; P030_Rev H; P031_Rev G; P032_Rev G; P033_Rev G; P034_Rev I; P035_Rev E; P036_Rev E; P037_Rev E; P038_Rev E; P040_Rev G; P041_Rev G; and P043_Rev H.

Reports: Planning Statement dated January 2018; Design and Access Statement (Rev F) dated October 2018; Archaeological Desk-Based Assessment dated January 2017; Arboricultural Report and Impact Assessment dated February 2017; Heritage Statement dated February 2017; Transport Note, dated October 2018; Daylight and Sunlight Study (within Development and Neighbouring Properties) dated April 2017; and Fire Engineering Report (Rev 3), dated January 2018; and Legal Note, dated August 2018.

Type of Application: Full

Application Received: 21/01/2018

This planning application was deferred from the 18th July 2018 Planning Committee for the applicant to submit further information relating to site access arrangements (including emergency vehicles, surface treatment, and lighting) and the arrangements for refuse storage/collection.

Report by: Helen Harris Recommendation: Grant planning permission, completion of a Section 106 legal agreement and subject to conditions

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Executive Summary: Planning permission is sought for the redevelopment of the site to provide two building blocks, each comprising of two floors to deliver a total of four residential dwellings (i.e. 4no. 2-bedroom dwellings), including private and communal amenity space, associated refuse and recycling storage, cycle parking storage and accompanying landscaping.

This planning application follows refusal of planning permission (application reference: 172502FUL), dated 25 August 2017, for similar proposals put forward for the residential development of the site. This previous application was refused on two grounds; relating to inadequate site access arrangements (for both pedestrians and emergency vehicles) and insufficient refuse storage/collection details submitted as part of the application. This planning application also follows a reiteration of the scheme which went to July’s Committee but was deferred by Members to allow for further information/details to be collated/submitted by the applicant/Agent with regards to refuse collection, pedestrian environment and access arrangements for vehicles and ambulances.

It should be noted that an appeal which ran concurrently for the same proposals as submitted within application reference 172502FUL was dismissed by the Planning Inspectorate on 5th September 2018 (Appeal reference: APP/A5270/W/17/3192438).

The application hereby presented similarly proposes four residential units, each comprising of two- bedrooms with living accommodation arranged over lower ground and ground floor levels and with the two building blocks orientated towards a large central amenity space/courtyard to the front. Details regarding site access and waste storage provision and collection arrangements have been amended from the previously refused scheme, and clarified from the iteration presented at July’s Committee.

The main differences between this application and the previous iteration presented at July’s Committee are summarised in the below table:

July Committee’s Version October Committee’s Version Access Arrangements Emergency vehicles turning Following discussions with LBE’s area included on site for transport officers, ambulances will no ambulances to use. longer enter the passageway from The Park.

Should an ambulance require access to the site, it will stop on The Park near to the vehicular crossover and passageway.

The only vehicular activity expected to occur along the passageway relates to the access/egress of an adjacent neighbour’s garage (which is not associated with the proposals). This vehicle activity occurs at present and will remain unchanged.

Pedestrian Resurfacing of the right of Resurfacing of the right of access with Environment access/passageway and ‘drivesett argent priora’ by Marshalls lighting along the passageway. permeable surface treatment (grey) for No further details supplied. the passageway and integrated, inset

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LED ground lighting within the permeable paving. Specification details supplied.

Replacement of the gate to The Park with an electronic opening gates with intercom and post boxes, required to aid deliveries to the site. The gates will be self-closing and self-locking with fob access control. Audio-visual control for emergency services.

Refuse Storage and Communal refuse storage area Following discussions with LBE’s Collection utilising part of the existing transport and waste officers, waste Arrangements listed single-storey provision will be provided for each of outbuilding/former stables to the the 4no. units, as follows: south of the site, comprising of - 2 x 90L dustbins (with pull-off 4no. 240L wheelie bins. 2no. of lids) for general waste the wheelie bins dedicated for - 1 x 90L dustbins (with pull-off recycling use and 2no. of the lids) for recycling; and wheelie bins used for general - 1 x 23L food waste bin waste. Stored within a centralised waste store In terms of collection, this located within the site (as shown on the iteration of the planning site layout plan) application proposed the transported from the site to The Collection regime will involve residents Park by site management staff lifting waste from the dustbins/green before collection and return to boxes via black or clear sacks before the site by site management transferring these to the public highway staff after collection. on The Park via the passageway on Management to store bins for collection days. collection within the gated accessway and council refuse officers would then open the gates (via fob access) and collect bins (maximum of 5m from the entrance, similar to a regular dwelling) and then return to within the gated laneway.

This application removes entry by ambulances onto the site (and the associated turning area) following discussions internally with transport officers who find this acceptable. Emergency vehicle access onto the site is not a requirement for new residential developments. If an ambulance requires access to the site to attend to a resident, it will stop on The Park near to the vehicular crossover and passageway. As such, there is no vehicular access required by the proposals along the passageway from The Park associated with the proposed development. The exception is the single vehicular activity including access/egress from an adjacent neighbour’s garage (i.e. No. 21 St Mary’s Road), which benefits from a Right of Way over this section of land to access the garage as currently exists.

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In order to provide an improved pedestrian environment along the passageway for future residents, further details have been submitted with regards to the resurfacing of the passageway with permeable surface treatment and integrated lighting. Specification has been provided of the intended paving and this is proposed as ‘Drivesett Argent Priora’ permeable paving by Marshalls which is a Sustainable Urban Drainage System for driveways. Permeable driveway with inset lighting is proposed to the border of the passageway leading to the site. LED ground lighting suitable for vehicle weight is to be inset into the ground to provide illumination for pedestrian and vehicular safety and security.

In terms of refuse storage and collection, further to discussions with LBE planning, transport and waste officers, this application now proposes that waste provision will be provided for each of the four properties as follows:

- 2 x 90L dustbins (with pull-off lids) for general waste; - 1 x 90L dustbins (with pull-off lids) for recycling; and - 1 x 23L food waste bin.

This amounts to a total of 8 x 90L dustbins for general waste, 4 x 90L dustbins for recycling and 4 x 23L food waste bins. These bins will be provided within a centralised waste store located within the site, as shown on the site layout plan.

Waste collection arrangements hereby proposed, now involve the residents lifting waste from the dustbins/green boxes via black or clear sacks before transferring the sacks to the public highway on The Park via the passageway. This would allow waste to be collected by refuse operatives and will prevent any wheelie bins from being stored either on-street or along the passageway, thereby addressing previous concerns. As refuse and recycling collections are undertaken on alternating weeks both general waste and recycling waste will not be located on-street for collection at the same time. Therefore, a maximum of 8 black sacks and 4 x 23L food waste bins would be located on-street at any one time.

Once waste operatives have collected the black or clear sacks, no waste or waste storage will remain on-street other than 4 x 24L food waste bins which measure 320mm in width and can be stacked on top of one another if necessary.

The existing refuse collection route begins from St Mary’s Road before entering The Park, where refuse vehicles temporarily block The Park when collecting existing residential refuse. This arrangement will not change as part of the proposals with refuse vehicles waiting for no more than 20- 30 seconds whilst bins are emptied.

A total of twenty-one (21) objections have been received from the public, with concerns raised relating to matters including, overdevelopment of the site, adverse impacts upon neighbouring listed buildings and the wider Conservation Area, construction impacts, impacts upon privacy, insufficient car parking and waste storage and collection and adverse impacts in relation to ecology and landscaping.

Ealing Green and Ealing Town Conservation Area, Park Community Group and Walpole Residents Association all submitted objections to the application centred on site access, servicing and waste provision and collection.

Particular consideration has been given to:

 The principle of the development – redevelopment of the existing site.

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 The suitability of the site for a residential use.  The form, scale layout and design of the proposed development.  The impact of the proposal on adjoining occupiers and land uses.  The impact on the character and appearance of Ealing Green Conservation Area.  The traffic/highway/access/refuse provisions and collection issues.

The development would make a valuable contribution to the housing stock within the Borough. The proposals have been assessed against relevant planning policies; the site context and surroundings; relevant planning history and other material planning considerations. It is acknowledged that the site is classified as backland site. The site is a separate parcel of land which has not been connected to any of the surrounding sites for any substantial period.

The proposed development would be positioned within an area of high public transport provision, affording a PTAL rating of 6a (excellent). It was found that a car free development, is considered acceptable due to the existing accessibility within the locality to shops and services.

The development has been designed to minimise the impact upon the amenity and living conditions of neighbouring properties. Adequate living conditions would be provided for future residents in terms of the internal floor space, amenity space, practical and efficient internal layouts and noise insulation and ventilation measures. The on-site outdoor amenity space provision would be acceptable, providing a high-quality environment for prospective occupiers.

The report concludes that the development is of an appropriate scale and design for the site and would not result in any unreasonable harm to the amenities of the neighbouring occupiers. The report also concludes that the development would not give rise to increased parking pressure in the area.

The site is located within Ealing Green Conservation Area, to the rear of existing structures and is, as such, completely hidden from view given the depth of the urban block and separation distance from streets and roads. The height, scale and massing of the proposed dwellings has been designed as such to ensure that the new development would have limited effect on public views into/out from the surroundings.

The site is presently vacant/unused and in its present state is not considered to positively contribute to the character of the surrounding townscape, nor the character and appearance of the wider Conservation Area. The reuse of the site for residential development is considered to be a sympathetic land use and the proposal’s layout, form, height, scale and design is collectively considered to sensitively respond to the site’s context, including its heritage setting.

The site is noted as being located within a wider area identified as an Archaeological Interest Area (moated site of Ealing Manor and Medieval Settlement). An archaeological assessment accompanies the proposal. The Greater London Archaeological Advisory Service (GLAAS) of Historic England have recommended conditions requiring two stage archaeological investigations to safeguard any potential archaeological interest on the site.

With regards to those concerns raised by the public regarding the potential for protected species to be present on-site and following consultation with the Council’s ecology officer, there is no objection to the proposals on this basis, subject to the imposition of a condition requiring the developer to undertake an ecological impact assessment for the Council’s determination prior to any construction activities. In addition, a number of ecological enhancements are recommended by way of condition, including installation of bird boxes, bat boxes, native hedging and habitat creation measures.

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This report finds that the design of the four dwellinghouses, presenting a single-storey elevation (by virtue of the lower ground floor), would integrate well within the surrounding environment, including the nearby Listed Buildings and the character of the Conservation Area more broadly. The arrangement of the dwellings would harmonise well within the site and neighbouring buildings, positioned to the north- west of the site. The scale and density of the of the development is considered suitable for this location. It is considered that the resubmission has addressed the two reasons for refusal of the previous application by enhancing the quality and safety of the access and supplying further detailed information regarding the arrangement for waste collection and increasing the waste storage provision on-site.

It is considered that the proposal is consistent with the aims of the relevant policies of the Ealing Development Management Development Plan (2013), Ealing Core Strategy (2012), The London Plan (2016), relevant Supplementary Planning Guidance, the National Planning Policy Framework (2018) and emerging planning policy documents. It is, therefore, recommended that planning permission should be granted, with conditions and subject to a S106 legal agreement.

Recommendation: Grant planning permission, subject to conditions and completion of a S106 Legal Agreement. That the committee GRANT planning permission subject to the satisfactory completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the following:

i) Prevention from all residents of the proposed development from obtaining on-street parking permits and prevent any on-site parking; and; ii) Payment of the Council’s reasonable legal and other professional costs incurred preparing and completing the Legal Agreement.

AND subject to the following conditions:

Conditions/Reasons:

Time Limit

1. The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended).

Approved Plans

2. The development hereby approved shall be carried out in accordance with drawing title number(s): Planning Statement dated January 2018; Design and Access Statement (Rev F) dated October 2018; Archaeological Desk-Based Assessment dated January 2017; Arboricultural Report and Impact Assessment dated February 2017; Heritage Statement dated February 2017; Transport Note, dated October 2018; Daylight and Sunlight Study (within Development and Neighbouring Properties) dated April 2017; and Fire Engineering Report (Rev 3), dated January 2018; and Legal Note, dated August 2018 and P002_Rev R; P003_Rev G; P004_Rev O; P005_Rev A; P009_Rev I; P010_Rev J;

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P012_Rev I; P030_Rev H; P031_Rev G; P032_Rev G; P033_Rev G; P034_Rev I; P035_Rev E; P036_Rev E; P037_Rev E; P038_Rev E; P040_Rev G; P041_Rev G; and P043_Rev H. Reason: For the avoidance of doubt, and in the interests of proper planning.

Materials

3. Samples of the materials to be used for the external surfaces as shown on the approved plans of the development shall be submitted to and approved in writing by the Local Planning Authority before any part of the development is commenced, and this condition shall apply notwithstanding any indications as to these matters which have been given in this application. Development shall be carried out in accordance with these approved details.

Reason: To ensure that the materials harmonise with the surroundings, in accordance with policies Ealing Local Variation to London Plan Policy 7.4 and 7B of the Ealing Development Management Development Plan (2013), policies 1.1 (h) and 1.2 (f) of the adopted Local Development Framework (Core) Strategy (2012) and policies 7.4 and 7.6 of the London Plan (2016).

Demolition and Construction Management Plan

4. Prior to the commencement of development, a Demolition and Construction Logistics Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include the following:

 Construction traffic management proposals including details of delivery routes and HGV movements and details of any temporary site access/parking;  Details of construction hours;  A restriction that the footpath and carriageway on Woodfield Road and Mount Pleasant is not blocked during construction. No encroachment on clear space need to maintain the safe and uninterrupted flow of road users and pedestrians;  Details showing the location of an onsite contractor parking area and its general management. All contractor parking must be onsite;  Noise mitigation and monitoring measures;  Details of enclosure of working areas and the location of compounds for the storage of plant and materials;  Details of temporary lighting;  Air Quality and Dust Management Plan (AQDMP) that includes an Air Quality (Dust) Risk Assessment shall be produced in accordance with current guidance The Control of Dust and Emissions during Construction and Demolition, SPG, GLA, July 2014, for the existing site and the proposed development. A scheme for air pollution mitigation measures must be implemented based on the findings of the report;  Site security during construction;  A drainage strategy to operate setting out controls of contamination, including controls to surface water run-off, water pumping, storage of fuels and hazardous materials, spill response plans and pollution control measures;  Vibration from demolition, breaking of concrete and piling, etc. as measured in the vertical direction on any floor in surrounding noise sensitive buildings, shall not exceed an overall peak particle velocity level of 1mm/s; and  Procedures for on-site contractors to deal with complaints from local residents.

Details shall include control measures for dust, noise, vibration, lighting, delivery locations, restriction of hours of work and all associated activities audible beyond the site boundary to 0800-1800hrs Mondays

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Page 149 of 272 Planning Committee 17 October 2018 Schedule Item 05 to Fridays and 0800 -1300 hrs on Saturdays, advance notification to neighbours and other interested parties of proposed works and public display of contact details including accessible phone contact to persons responsible for the site works for the duration of the works. Approved details shall be implemented throughout the project period.

Reason: In the interests of the amenity of adjoining occupiers and to minimise highway and traffic impact during the course of the works, in accordance with policies 1.1 (e) (f) (j) of the Ealing Development (Core) Strategy (2012), policy 6.3 of the London Plan (2016) and policy 7A of the Ealing Development Management Development Plan (2013).

Transport and/or Industrial Noise Sources

5. Prior to commencement of the development, a noise assessment shall be submitted to the Council for approval of external noise levels from transport and industrial/ commercial sources and details of the sound insulation of the building envelope including glazing specifications and of acoustically attenuated mechanical ventilation and cooling as necessary (with air intake from the cleanest aspect of the building) to achieve internal room- and (if provided) external amenity noise standards in accordance with the criteria of BS8233:2014. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

Reason: In the interests of the internal environment of the development and living conditions of occupiers of nearby properties and future occupiers of the site, in accordance with Interim Supplementary Planning Guidance 10, policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policy 7.15 of the London Plan (2016), and the National Planning Policy Framework (2018).

Archaeology

6. No demolition or development shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the local planning authority in writing. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation and the nomination of a competent person(s) or organisation to undertake the agreed works.

If heritage assets of archaeological interest are identified by stage 1 then for those parts of the site which have archaeological interest a stage 2 WSI shall be submitted to and approved by the local planning authority in writing. For land that is included within the stage 2 WSI, no demolition/development shall take place other than in accordance with the agreed stage 2 WSI which shall include:

A. The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works.

B. The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI.

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Ecology

7. A Nature Conservation Management Plan shall be submitted to and approved by the Local Planning Authority prior to the commencement of development (including site clearance and demolition). This shall provide full details of biodiversity enhancements and measures to ensure minimum ecological impacts during construction. The approved details shall be implemented on-site prior to the first occupation of the development and permanently retained thereafter.

Reason: To mitigate the potential harm to ecology within the green open space in accordance with policy 11 of the National Planning Policy Framework (2018), policy 7.19 of the London Plan (2016) and policy 5.4 of the Adopted Ealing Development (Core) Strategy (2012).

Refuse and Recycling Storage Areas

8. Refuse and recycling storage areas as indicated on drawing references P002_Rev R; P003_Rev G and P004_Rev O; and the refuse collection and storage arrangements as outlined within the Transport Note (dated October 2018) shall be provided and brought into use prior to the first occupation of the development permitted and retained thereafter.

Reason: To protect the living conditions of occupiers of the area and in the interests of the future occupants of the development in accordance with policies with policies 3.5 and 7B of the Ealing Development Management Plan (2013), policies 1.1 (e) of the Adopted Ealing Development (Core) Strategy (2012) and The London Plan (2016) policy 5.16.

Trees/Planting/Hard & Soft Landscaping

9. No development shall take place until full details of both hard and soft landscape provision for the proposed works, including details of tree species, and mitigation to prevent car parking from the site (for instance, retractable bollards to front and side of outbuilding to 21 St Mary’s Road) have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved prior to the occupation of any part of the development or in accordance with the programme agreed by the Local Planning Authority. Any trees or other plants which die or are removed within the first five years following the implementation of the landscaping scheme shall be replaced during the next planting season.

Reason: To ensure that the development is landscaped in the interests of the visual character and appearance of the area, and to ensure that the development remains car-free, in accordance with policy 5.10 of Ealing Development Management Development Plan Document (2013).

Low NOx Boiler specification

10. Each hereby approved residential unit shall include the installation of an Ultra-Low NOx boilers that is compliant with the NOx (g/m²) benchmarks set out at Appendix 5 of the Mayor’s Sustainable Design and Construction SPG. The boilers shall be installed prior to the first occupation.

Reason: To minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2 and 7.14 of the London Plan (2016); the Mayor’s Sustainable Design and Construction SPG; policies 1.1(e) and (j) of Ealing’s Development (or Core) Strategy 2012, and policy 7A of Ealing’s Development Management (2013).

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Secured by Design

11. The design of the building shall comply with the aims and objectives of the Secured By Design standards before the first occupation of the development, and shall be permanently retained.

Reason: To ensure that the development incorporates crime prevention measures to help prevent crime and disorder and to improve pedestrian accessibility in accordance with policies 1.1 (e) of the Ealing Core Strategy (2012), policy LV 7.3 of the Ealing Development Management Development Plan Document (2013), and policy 7.3 of the London Plan (2016).

Accessibility

12. All residential units hereby approved shall be constructed to the Lifetime Homes Standards.

Reason: To ensure that the development is accessible by all future occupiers/users, in accordance with policies 3.8 and 7.2 of The London Plan (2016), and the National Planning Policy Framework (2018).

Cycle Parking

13. 8no. cycle parking spaces, as indicated on drawing reference drawing references P002_Rev R; P003_Rev G; P004_Rev O; P010_Rev J ; P030_Rev H ; P032_Rev G ; P033_Rev G ; P034_Rev I ; P035_Rev E ; P037_Rev E ; and P040_Rev G shall be provided and brought into use prior to the first occupation of the development permitted and retained permanently thereafter.

Reason: To provide adequate facilities for cyclists, in accordance with policy 6.9 of the London Plan (2016).

External Lighting

14. All external lighting shall comply with the recommendations of the Institution of Lighting Engineers ‘Guidance Notes for the Reduction of Light Pollution’ and the provisions of BS 5489 Part 9. The lighting shall be installed prior to first use of the buildings and be maintained in accordance with these standards thereafter.

Reason: To protect the living conditions of occupiers in the area, in accordance with policy 7A of the Ealing Development Management Plan Document (2013).

Informatives

National Planning Policy Framework (2018)

5. Delivering a sufficient supply of homes. 6. Building a strong, competitive economy. 9. Promoting sustainable transport. 12. Achieving well-designed places. 14.Meeting the challenge of climate change, flooding and coastal change 16. Conserving and enhancing the historic environment.

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London Plan (2016) 2.6 Outer London: Vision and Strategy 2.7 Outer London: Economy 2.8 Outer London: Transport 3.3 Increasing housing supply 3.4 Optimising housing potential 3.5 Quality and design of housing developments 3.8 Housing choice 3.9 Mixed and Balanced Communities 5.10 Urban Greening 5.13 Sustainable Drainage 5.14 Water Quality and Wastewater Infrastructure 5.15 Water Use and Supplies 5.17 Waste Capacity 6.3 Assessing Effects of Development on Transport Capacity 6.5 Funding Crossrail and Other Strategically Important Transport Infrastructure 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.13 Parking 7.1 Lifetime Neighbourhoods 7.2 An Inclusive Environment 7.3 Designing Out Crime 7.4 Local character 7.5 Public Realm 7.6 Architecture 7.8 Heritage Assets and Archaeology 7.13 Safety, Security and Resilience to Emergency 7.15 Reducing and Managing Noise, Improving and Enhancing The Acoustic Environment and Promoting Appropriate Soundscapes 8.2 Planning Obligations 8.3 Community Infrastructure Levy

Adopted Development (Core) Strategy (2012) 1.1 (a), (b), (e), (f), (g), (h), (i), (j), (k) Spatial Vision for Ealing 1.2 (f), (g), (h), (m) Delivery of the Vision for Ealing 2026 2.1 (a), (c) Realising the potential of the Uxbridge Road/Crossrail Corridor 2.10 Residential Neighbourhoods 6.4 Planning Obligations and Legal Agreements

Ealing Development Management Development Plan Document (2013) Ealing local variation to London Plan policy 3.4: Optimising housing potential Ealing local variation to London Plan policy 3.5: Quality and design of housing development Ealing local variation to London Plan policy 5.10: Urban Greening Ealing local variation to London Plan policy 6.13: Parking Ealing local variation to London Plan policy 7.3: Designing out crime Ealing local variation to London Plan policy 7.4: Local Character Policy 7A - Amenity Policy 7B – Design amenity Policy 7D – Open Space

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Policy EA – Presumption in Favour of Sustainable Development

Other Material Considerations: Accessible London: achieving an inclusive environment The Mayor’s Transport Strategy London Housing Supplementary Planning Guidance November 2012 Sustainable Design & Construction The London Housing Strategy Interim SPD 4 Residential Extensions Interim SPG 4 Refuse and Recycling Facilities Interim SPG 8: Safer Ealing Interim SPG 10 Noise and Vibration Sustainable Transport SPD Ealing Green Conservation Area Management Plan (2008) Ealing Green Conservation Area Character Appraisal (2008)

The scheme complied with policy and guidance. The Local Planning Authority delivered the decision proactively in accordance with requirements of the National Planning Policy Framework.

3. Permitted Hours for Building Work In association with Condition No. 6, construction and demolition works and associated activities at the development including deliveries, collections and staff arrivals audible beyond the boundary of the site should not be carried out other than between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Public/Bank Holidays, unless otherwise agreed with the Environmental Health Officer.

4. Notification to Neighbours of Demolition/ Building Works In association with Condition No. 6, at least 21 days prior to the commencement of any site works, all occupiers surrounding the site should be notified in writing of the nature and duration of works to be undertaken. The name and contact details of persons responsible for the site works should be signposted at the site and made available for enquiries and complaints for the entire duration of the works and updates of work should be provided regularly. Any complaints should be properly addressed as quickly as possible.

5. Dust Best Practicable Means (BPM) should be used in controlling dust emissions, in accordance with the Supplementary Planning Guidance by the GLA (2014) for The Control of Dust and Emissions during Construction and Demolition.

6. Dark Smoke and Nuisance No waste materials should be burnt on site of the development hereby approved.

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7. In relation to Condition No. 6, Noise and Vibration from demolition, construction, piling, concrete crushing, drilling, excavating, etc.

Best Practicable Means (BPM) should be used during construction and demolition works, including low vibration methods and silenced equipment and machinery, control and monitoring measures of noise, vibration, delivery locations, restriction of hours of work and all associated activities audible beyond the site boundary, in accordance with the Approved Codes of Practice of BS 5228-1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Noise and BS 5228- 2:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Vibration.

8. Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0845 850 2777 or for more information please visit our website at www.thameswater.co.uk

9. A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Thames Water expect the developer to demonstrate what measures will be undertaken to minimise the discharge of groundwater into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 02035779483 or by emailing [email protected]. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.

10. Thames Water requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

11. Thames Water will aim to provide customers with a minimum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

12. In relation to Condition No. 4 (Demolition and Construction Management Plan), construction and demolition works, audible beyond the boundary of the site shall only be carried on between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Bank Holidays.

13. In relation to Condition No 4 (Demolition and Construction Management Plan), where construction works reveal the presence of asbestos, or asbestos is suspected, details of mitigation measures to control the release of asbestos fibres shall be submitted for approval.

14. The London Borough of Ealing Highways Section should be consulted with regard to the provision of wheel washing equipment for vehicles leaving the site during the demolition and construction phases. Contact 020-8825 6017.

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15. You are advised that the cross-over is to be constructed by the Council at the applicant's expense. For further details please contact Highways, telephone No. 020 8825 6000 or email [email protected] .

16. In relation to Condition No. 6 (Archaeology), written schemes of investigation will need to be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under Schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015.

17. The developer/applicant is hereby advised to remove all site notices on or near the site that were displayed in pursuant to the application.

Site Description

The subject site is located on the eastern side of St Mary’s Road and to the north of The Park. The site is located at the rear of the Red Lion Public House and is irregular in shape, with an approximate area of 845sqm. The site largely comprises of overgrown green lawn, two single-storey outbuildings and a number of existing trees. It is noted that part of the south-western corner forms part of the curtilage of 19 St Marys Road.

The property is located within the Ealing Green Conservation Area and is also positioned within an Archaeological Interest Area. The site lies within the vicinity of three listed buildings, including:

- 19 and 21 St Marys Road (Grade II listed); - 23 St Marys Road (Grade II listed); and - Red Lion Public House (Locally listed).

The surrounding area is predominantly residential in character and appearance, with the predominant scale of development being two-storey terraced and semi-detached properties, interspersed with one and three-storey developments (fronting St Marys Road). Some retail and commercial uses are located to the west of the site and Ealing Green Park is located to the north-west of the site, abutting the western side of St Marys Road.

The site affords a PTAL rating of 6a which is identified as being an ‘excellent’ level of public transport accessibility. The site is within 150m of a bus stop serving the No. 65 bus route and 945m from Ealing Broadway Tube Station.

The site is located within a Controlled Parking Zone (i.e. Thames Valley University Zone C), operating Monday to Friday between 10am - 7.30pm and Saturdays between 10am - 4pm.

The site is located within the Ealing Green Conservation Area and within the vicinity of listed buildings to the west, including the locally-listed Red Lion Public House fronting St Marys Road. The site is positioned within an Area of Archaeological Interest.

The Proposal

Redevelopment of the site to provide for the construcion of four, two-bedroom, semi-detached dwellinghouses, comprising of basement and ground floor levels. The accommodation is arranged with bedrooms and bathrooms to the basement and a WC, living room, kitchen and dining rooms on the ground floor.

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The proposed dwellinghouses have private amenity space in the form of sunken courtyards at basement level to the front and gardens to the rear, as well as an area of communal amenity space comprising of three fruit trees and wild-sown lawn, of which all of the dwellings face out towards.

The proposals include refuse storage for a total of 8 x 90L dustbins (for general waste) and 4 x 90L dustbins (for recycling) and 4 x 23L food waste bins and cycle storage for 8no. cycles. Both refuse and cycle storage is proposed to be accommodated within a dedicated store as shown on the site layout plan. Refuse would be taken from the storage unit to the The Park by residents ready for collection. The food waste bins would then be returned to the storage area following collection (meanwhile all other bags will have been removed from the street by waste operatives).

The development is proposed to be car-free for both residents and visitors. Pedestrian access is to be taken from a gated access way from The Park over 21 St Mary’s Road (within the red line boundary of the site) and for which the Applicant confirms a legal right of way is in existence. A new pedestrian entrance with permeable paving (specification details provided) and soft planting is proposed.

Relevant Planning History

Application Development Description Decision Date Number Construction of two pairs of semi-detached residential houses (a total of four) comprising ground and basement levels with private Refused and communal amenity space at basement and ground level, Planning 172502FUL landscaping, refuse and cycle storage. Permission 25/08/2017 Internal and external alterations of the outbuilding to the rear of 19 St Mary's Road to provide communal refuse and cycle storage (Associated with the construction of two pairs of semi-detached residential houses (a total of four) comprising ground and basement levels with private and communal amenity space at basement and ground level and landscaping) (Listed Building Pending 172503LBC Consent) Consideration Demolition of air-raid shelter, potting shed, conservatory and repair damaged garden wall adjacent to stable (Listed Building Pending P/2006/1416 Consent) Decision 05.08.2009 Demolition of air raid shelter, potting shed, conservatory and repair of garden wall adjacent to stable (in association with Conditional P/2006/1838 P/20061416 - Listed Building Consent) Consent 28.06.2006 Details of drawings or samples of material pursuant to Condition 2 of planning consent ref: 39173/3 and 39173/4 dated 23/01/2003 in respect of the following: - (a) New brickwork (including arches), (b) Coping. (c) Bonding. (d) Mortar mix, (e) Roofing materials. (f) Conservatory. (g) New windows. (h) Decorative Interior Paintwork, for part two storey side extension, first floor level rear extension, single storey 'conservatory' extension to rear, excavation of rear basement to form lightwell/garden access, and external alterations P/2005/0998 to house. Approved 01.08.2005

Single storey structure to the rear to form 3 garages; and two P/2001/0067 storey side and rear extensions and internal and external Refused 10.04.2001

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alterations to house (Listed Building Consent)

Single storey structure at rear to form 3no. lock-up garages, external alterations and two storey extension to side and rear of P/2000/3621 house Refused 10.04.2001 Part two storey side extension; first floor level rear extension; single storey 'conservatory' extension to rear; excavation of rear basement to form lightwell / garden access; internal and external Conditional P/2002/1854 alterations to house (Listed Building Consent) Consent 23.01.2003 Demolition of single storey stable/manger at rear in conjunction with erection of 3no. lock up garages and two storey side and rear P/2000/4060 extensions to house (Conservation Area Consent) Refused 10.04.2001 Part two storey side extension; first floor level rear extension; single storey 'conservatory' extension to rear; excavation of rear basement to form lightwell / garden access; internal and external Conditional 39173/4 alterations to house (Listed Building Consent) Consent 23.01.2003 Part two storey side extension; first floor level rear extension; single storey 'conservatory' extension to rear; excavation of rear basement to form lightwell/garden access; and external alterations Conditional 39173/3 to house Consent 23.01.2003 Single storey structure to the rear to form 3 garages; and two storey side and rear extensions and internal and external 39173/2 alterations to house (Listed building consent) Refused 10.04.2001 Single storey structure at rear to form 3no. lock-up garages, external alterations and two storey extension to side and rear of 39173 house Refused 10.04.2001 Demolition of single storey stable/manger at rear in conjunction with erection of 3no. lock up garages and two storey side and rear 39173/1 extensions to house (Conservation Area Consent) Refused 10.04.2001

Consultation: Public:

The proposal was advertised by way of a notice published in the Ealing Gazette published on 12/02/2018 with the expiry date for consultation responses 09/03/2018.

During the consultation period twenty one (21) objections were received.

A summary of the issues raised is provided below:

 Overdevelopment of the site;  Out of keeping with character of the area; and  Adverse impacts to nearby listed items and wider Conservation Area.

Comment: Noted and assessed under ‘Principle of the development’, ‘Density’ and ‘Design and Appearance’ headings within the Reasoned Justification/Remarks section below.

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 Construction impacts; noise, vibration, damage, dust, construction traffic and safety concerns.

Comment: It is acknowledged that access constituted one of the reasons for refusal of the previous planning application, and that matters of access are inherently linked to construction activity. The access has been amended as part of this application and is supported by transport and waste management strategies. Access is now considered to serve associated construction activity, as assessed by our Transport team. Notwithstanding this, and given that this site is a backland site, a condition relating to the requirement for a Demolition and Construction Management Plan is recommended to any grant of planning permission prior to the start of any construction works, for approval by the local planning authority. Such a Demolition and Construction Methodology Report would be required to provide preliminary details on the management of noise, vibration and dust during the construction stage. The Council’s standard hours of construction have been included as an informative.

 Privacy impacts to neighbouring properties.

Comment: The proposal has been designed to minimise any outlook towards the adjoining properties, noting that the development presents with single-storey massing. The one-storey above ground appearance of the four proposed dwellings appear subservient to the massing of the surrounding context. Boundary walls remain at the existing heights to maintain the existing level of screening afforded to the site. The siting of the proposed dwellings are to the north and western-most parts of the site, where the nearest structures are higher and of a non-residential nature and which allow for a greater distance from the existing residential properties. A detailed assessment is contained within the body of this report.

 Insufficient car parking for proposals (i.e. zero-car development)

Comment: Noted and addressed below in the assessment under Traffic, Parking, Access and Servicing within the ‘Reasoned Justification/Remarks’ section.

 Adverse impacts with regards to waste collection

Comment: Noted. Further information has been provided as part of this application including an addendum Transport Note (dated October 2018). Residents will lift waste bags/sacks from dustbins/green boxes and transfer from dedicated refuse store on-site to collection on-street along The Park. This negates the requirement for wheelie bins to be stored either on the passageway or out on The Park. This has been assessed by Council’s Waste Collection Services team as satisfactory and the best solution for this site. Further detailed assessment is contained under the ‘Traffic, Parking, Access and Servicing’ section within the ‘Reasoned Justification/Remarks’ section of this report.

 Adverse impacts to ecology and landscape of the site

Comment: No objections have been raised by the Council’s ecology officer. Notwithstanding, in the event of possible ecological value of the site, a condition is imposed requiring the developer to undertake an ecological impact assessment for the Council’s determination prior to any construction activities. In addition, a number of ecological enhancements are recommended by way of condition, including installation of bird boxes, bat boxes, native hedging and habitat creation measures. The Council’s landscape officer has confirmed that the loss of two existing fruit trees and replanting of three fruit trees is acceptable. Further discussion can be found under the ‘Trees and Landscaping’ heading within the ‘Reasoned Justification/Remarks’ section of this report.

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External:

Consultee Comments Officer Response Ealing Green and Objection received. The proposals have provided Ealing Town Considered that proposals do not address further details and information to Conservation Area concerns and objections that were made in a level satisfactory to address June 2017. The proposal is not viable as the previous reasons for refusal access is still insufficient. In addition, the with regards to access and new plan for handling refuse by ‘site refuse provision/collection management’ conflicts with the Council’s arrangements. This is discussed policy for placing bins on streets during in more detail in the assessment refuse collections. Overall, proposals will section of this report. have a serious detrimental impact upon the Conservation Area.

Park Community Objection received. Waste collection has been Group Waste collection is inadequate, proposals addressed through an amended are harmful to the Conservation Area and Transport Note (dated October any on-site ecology, construction will be 2018), which details the disruptive and there is no construction arrangements for storage and management plan provided to show the collection. This has been impact on the local community. reviewed by the Council’s Waste team who are satisfied that this is acceptable and, indeed, that this presents the best possible solution for the site.

A Construction Management Plan is sought by the Council’s transport team by way of condition for the Local Planning Authority to assess prior to construction.

The density, scale and layout of the development is considered to be sympathetic to the setting of the Conservation Area and nearby listed buildings. Further discussion is provided in the assessment section of this report.

Walpole Residents Objection received. The proposed scheme is Association Reiteration of previous objections to past considered to sufficiently applications on this site. No significant address the previous reasons changes made to the proposals. for refusal regarding access and No vehicular access and concern regarding waste provision. A technical deliveries and servicing. note has been independently Fire risk to future residents and commissioned by the applicant

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neighbouring occupiers. which identifies alternative fire management options for the proposed development. This concludes that there is a viable option to comply with BS 9991 (fire safety design management and use of residential buildings). This viable option comprises of sprinkler systems throughout each proposed dwellinghouse and a hose laid from The Park.

London Fire & No comments received. - Emergency Planning Authority Historic England Recommend the imposition of an Noted. It is recommended that archaeological-related condition. this condition be attached to any grant of planning permission.

Internal:

Consultee Comments Officer Response Transport Services The site has a constrained access and was Noted. It is recommended that reason for a prior refusal, the latest these conditions and legal submission indicates an area where agreement to be included within emergency service vehicles are able to turn, any grant of planning however, it is likely that this and/or other permission. areas within the site would be used for car parking, therefore, some mechanism needs It is also noted that this to be implemented which prevents the application has been amended residents from owning cars on site. to omit the ambulance access (and associated turning area) The site is located within a CPZ; therefore, along the passageway to the Transport would require the developer to site. enter into a Section 106 Legal Agreement which prevents all residents from obtaining parking permits.

Regulatory No objection raised, subject to compliance It is recommended that these Services (Pollution with a number of conditions and conditions be included within Technical) informatives. any approval of planning permission.

Environmental Raised concerns with bin provision and Noted. Bin storage has been Services (Refuse) collection arrangements to the previous revised to include a total of 8 x planning application scheme. Considered it 90L dustbins for general waste, to be acceptable for bins to be stored by 4 x 90L dustbins for recycling management in dedicated storage facility and 4 x 23L food waste bins. until collection date where these would be

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placed within accessway for Council refuse An amended Transport Note collection crew to open gates and collect has also been supplied which bins (5m from entrance) and return to sets out provisions for waste laneway, where the bins would be returned storage and collection. to their storage facility.

Refuse officer has since assessed the refuse arrangements hereby proposed as adequate for the size of the development. Refuse officer has also been consulted upon the proposed collection arrangements and considers these now to be satisfactory for the site.

Planning Policies:

Please see Informatives section above for a full policy list. Reasoned Justification/Remarks: This proposal has been assessed against the relevant policies of the Adopted Development (Core) Strategy, the London Plan (2016), the Ealing Development Management Development Plan (2013) and Interim Supplementary Planning Guidance/Documents. The key issues in the assessment of this planning application include:

 Principle of the Proposed Development;  Density;  Impact on Nearby Properties;  Design and Appearance;  Quality and Layout of the Proposed Living Accommodation;  Amenity Space;  Archaeology;  Trees and Landscaping; and  Traffic, Parking and Servicing

A detailed assessment of the proposal is set out as follows:

Principle of the Proposed Development Increasing the current housing stock is an important strategic objective for the London Borough of Ealing. Policy 3.3 of The London Plan (2016) refers to the need to increase housing supply to meet demand within London and policy 3.14 promotes the efficient use of existing stock. This is supported by London Plan policy 3.4 which aims to ensure that development proposals achieve the maximum intensity of use compatible with local context.

Section 5 of the National Planning Policy Framework (2018) (‘delivering a sufficient supply of homes’) encourages the identification of suitable locations and developable sites or broad locations for growth, in terms of housing. It also states that the priority should be previously developed land and vacant buildings. Furthermore, it acknowledges that local authorities should resist inappropriate development of residential gardens where development would cause harm to the local area.

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Policy 1.1 of the Ealing Adopted Development (Core) Strategy (2012) provides that development should protect and enhance suburban communities and should protect and enhance the pattern of green spaces. It is noted that the site constitutes a backland site, surrounded by residential and non- residential structures.

The site is a separate parcel of land which has not been connected to any of the surrounding sites for any substantial period, based on the Council’s historic maps dating back to at least 1870. On this basis, it is considered that the development of the site would not disorder the established pattern of development in the area, particularly that of the Conservation Area.

The scale of the development proposed is considered to be appropriate for a backland site in a Conservation Area. The proposed scale of the dwellings would be subservient to the existing surrounding development and would be commensurate with the scale of the existing built form on the site. Further, the proposal would improve housing stock in line with planning policy.

The development of the site with 4no. new residential dwellinghouses within a predominantly residential area would, therefore, be acceptable in principle, subject to compliance with the relevant London Plan (2016) policies, Ealing Development Management DPD (2013) policies, Local Development Framework - Adopted Core Strategy (2012) policies and supplementary planning documents with regard to other planning considerations.

Sustainable development underpins planning policy from a local to national level, which includes the provision of additional housing stock and encourage development proposals to achieve the maximum intensity of use compatible with local setting. It is in this context that the proposed development would support these policy objectives and is found to be acceptable.

Density In accordance with Policy 3.4 of the London Plan “Optimising Housing Potential”, development proposals should take into account local context, design and transport capacity as well as social infrastructure to optimise housing output for different types of location within the relevant density range having regard to the Density Matrix table 3.2 of the London Plan (2016). In accordance with the provisions of Policy 3B of Ealing’s Development Management DPD (2013), this site can be classified as ‘Central’.

The site has a PTAL rating of 6a (where 1 is low and 6 is high). Taking into account the site area of 845m²/ 0.0845 hectares, 4 units consisting of 16 habitable rooms, the proposed density of the scheme would result in an overall density on the site of 104 units per hectare and 278 habitable rooms per hectare. The site, therefore, achieves 2.66 habitable rooms per unit.

Units per hectare: 1/ 0.0845 ha (site area) x 4 (number of proposed units) = 47.37 units per hectare

Habitable rooms per hectare: 1/ 0.0845 ha (site area) x 16 (number of habitable rooms) = 189.35 habitable rooms per hectare

Habitable rooms per unit: Habitable rooms per hectare / units per hectare = 4 hr /unit

For a site such as this, the London Plan provides an indicative density range for the site of between 140-290 units per hectare, and the optimal number of habitable rooms per hectare for the site is 3.8-4.6

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Page 163 of 272 Planning Committee 17 October 2018 Schedule Item 05 hr/ha. As such, the proposal is considered to be within the optimal density range expected for such an area as set out within London Plan policy 3.4.

Notwithstanding, density is considered to be an indicative measure of the scale and intensity of a development. The main thrust of London Plan policy 3.4 is to ensure development should optimise housing output for the different types of location, whilst taking account of the local context, design and transport capacity. In this regard, Council places greater emphasis on the quality of the environment to be created for prospective and existing residents, the compatibility of the proposal within the existing character of the area, and the transport impact of a proposal.

The potential for additional residential development is better considered in the context of its bulk, scale, design, sustainability, amenity and the desirability of protecting and enhancing the character of the area and the relationship with neighbouring sites and retained development on this and neighbouring sites. These matters are discussed in detail in the remainder of this report. Design and Appearance Sections 8 and 12 of the NPPF (2018), London Plan (2016) policies 3.5, 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, 7.7 and 7/8, policies 1.1(g), 1.1(h), 1.1(k) and 1.2(g) in the Development Strategy (2012) and Ealing Local Variation to London Plan policies 3.5, 7.3 and 7.4, 7B and 7C of the Development Management DPD (2013) are relevant with regards to the design of new development.

Policies 7.4 and 7.6 of the London Plan (2016) state that development should incorporate the highest quality materials and design appropriate to its context, and have regard to the pattern and grain of the existing street in terms of orientation, scale, proportion and mass.

These outcomes are supported by policies 7.4 and 7B of the Ealing Development Management DPD (2013) which state that developments should 'complement their street sequence, building pattern, scale, materials and detailing' and should achieve a high standard of amenity for users and adjacent uses.

The National Planning Policy Framework indicates that planning decisions should not attempt to impose architectural styles or tastes or stifle innovation. However, it indicates that it is proper to seek to promote or reinforce local distinctiveness.

The proposed design, siting and appearance of the two pairs of single storey semi-detached pitched roof residential houses (a total of four dwellings) comprising of ground and basement levels sited around a central communal courtyard area is considered acceptable for the following reasons:

- The site is a separate parcel of land, which, based on the Council’s historic maps dating back to at least 1870, has not been connected to any of the surrounding sites for a substantial period of time. The application site is not considered to make any positive contribution to the significance of nearby locally and statutory listed buildings. On this basis, it is not considered that the redevelopment of the site for residential use would disorder the established pattern of development in the area and wider Conservation Area. Furthermore, the proposed siting, orientation and overall footprints of the two building blocks are considered to relate well to the existing built form surrounding the site (including the garage block to Webster Garden flats), maintain an acceptable level of setback from nearby buildings, whilst also maintaining the general open garden character of the site towards dwellings at Park Place (to the east).

- The proposed single-storey form with maximum eaves height of 3.3m and maximum roof height of 4.9m provides an acceptable bulk and scale for the dwellings in such a backland site. The

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bulk and scale is considered to be subservient and commensurate with the general 2-3 storey scale of the existing built form evident on surrounding sites (please refer to Figure 1). The proposed materials and finishes to include London Stock brick, timber cladding, glass balustrades and slate roof tiles are considered to be acceptable and are, on the whole, complementary to the Conservation Area.

- The overall design approach of a contemporary style, mews inspired, development is considered to be acceptable. The proposal is well articulated and provides a pair of single storey pitched roof semi-detached dwellings.

- It is noted only a small portion of the single storey western elevation of proposed Unit 2 would be visible from the streetscene via the laneway at St Marys Road. The single-storey modern residential form is not considered to represent a material adverse impact upon the character of the Conservation Area.

- The proposal is not considered to impact upon the setting and significance of nearby listed buildings, noting the significant separation distance from nearby listed buildings.

Figure 1- Proposed Scheme Aerial View

It is considered that the design of the proposed dwellings represents high-quality architecture; which complements and enhances the character of the surrounding area. As such, it is considered to comply with the objectives of section 12 and 16 of the National Planning Policy Framework (2018), policies 7.4 and 7B of the Ealing Development Management Development Plan (2013), policies 7.1, 7.4 and 7.6 of the London Plan (2016), policies 1.1 (g), 1.2 (f), 2.1(c) and 2.10 of the Local Development Framework - Adopted Core Strategy (2012), and the Ealing Green Conservation Area Management Plan (2008).

Impact upon Heritage Assets Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that with regard to applications relating to land or buildings within a Conservation Area, ‘special attention must be paid to the desirability of preserving or enhancing the character and appearance of the area’.

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The National Planning Policy Framework (2018), section 16, paragraph 195 states that: ‘Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use’. However, this needs to be considered in the context of section above and so it is not a simple balancing exercise given that special attention must be paid to the desirability of preserving or enhancing the character or appearance of the area.

Policy 7C of the Ealing Development Management Plan (2013) sets out that development of heritage assets and their settings should be based on an analysis of their significance and the impact of proposals upon that significance; conserve the significance of the asset in question; protect and where appropriate restore original or historic fabric and enhance of better reveal the significance of assets.

The Ealing Green Conservation Management Plan also states that the Council “will not dictate on the choice of architectural styles of any proposed new buildings but the position may be simply put as follows: Contemporary and Modernist styles are entirely acceptable if they are high in quality and provided that they remain sympathetic in the context and towards the host building and/or other neighbouring buildings or Replicas of good, older buildings may be preferred provided that they are properly researched and high in quality. The design, scale, massing and detailing of such traditionalist schemes should accurately replicate the contextual, local materials.”

The site is located within proximity to statutorily and locally listed buildings, as follows:  19 and 21 St Mary’s Road (Grade-II listed)  23 St Mary’s Road (Grade-II listed)  Red Lion Public House (locally listed)

With regards to the proposal’s impact upon Ealing Green Conservation Area, the site lies to the rear of existing structures and is, as such, completely hidden from view given the depth of the urban block and separation distance from streets and roads. The height, scale and massing of the proposed dwellings is such that the new development would have limited effect on public views into/out from the surroundings. The site is presently vacant and is not considered to positively contribute to the character of the surrounding townscape, nor the character and appearance of the wider Conservation Area. The reuse of the site for residential development is considered to be a sympathetic land use and the proposal’s layout, form, height, scale and design is considered to sensitively respond to the site’s context, including its heritage setting.

Assessment of the proposal’s impact upon the Grade-II listed 19 and 21 and 23 St Mary’s Road, which are of special architectural interest as examples of classically influenced villas, the site is not appreciable in the principle views of these listed buildings. A modern opening exists between No. 19 St Mary’s Road and the application site. As aforementioned, there is very little evidence to suggest any former historical functional or aesthetic connection or relationship of any importance. Overall, on balance, it is considered that the application site would not have a detrimental impact upon the setting of the listed buildings and would not undermine the understanding/appreciation of the significance of these listed buildings. Similarly, there is considered to be limited-negligible impact from the proposals upon the locally-listed Red Lion Public House.

Impact on Neighbouring Properties London Plan policies 7.6 and 7.15, Development Strategy policies 1.1(g) and (j) and Ealing Development Management Development Plan Document policies 7A and 7B are relevant with regards to the impact on the amenities of neighbouring residential properties.

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Public submissions have raised concern with regards to adverse amenity impacts, including privacy, noise, safety and security to adjoining properties.

The relationship between the proposal and the adjoining properties fronting St Mary’s Road, The Park, Park Place and Webster Gardens are considered in below:

- A Daylight/Sunlight Study prepared by Right of Light Consulting, dated 21 April 2017, has been submitted in support of the scheme which assesses the proposals against the BRE (Building Research Establishment) guidance, specifically in regards to Vertical Sky Component (VSC), No Sky Line (NSL), Average Daylight Factor (ADF) and Annual Probable Sunlight Hours (APSH). The study concludes that there will be some minor loss of daylight and sunlight to the south-facing windows and rear gardens of no. 11, 12 and 13 The Park. The study assesses that the minor impact is acceptable and all windows to dwellings fully comply with minimum day light/sunlight requirements in accordance with the BRE guidance.

- Existing dwellings along Webster Gardens are located approximately 20m from the common boundary to the proposed development and are additionally separated by a linear block of garaging, which is cumulatively considered to mitigate any amenity concerns.

- Existing single-storey buildings are located to the rear of 11 and 13 St Mary’s Road which are understood to be in use as storage facilities associated with the commercial premises. Notwithstanding, these buildings are located a sufficient distance from the proposed dwellings to not result in any material adverse impacts. No.s 15-21 St Mary’s Road are positioned between approx. 15m – 21m from the proposed dwellings and similarly are not considered to be detrimentally impacted by the proposals.

- Existing properties fronting Park Place are acknowledged as the most sensitive to the proposed development. A separation distance of circa 18m is achieved from the main rear wall of the terrace. The proposed block along the northern boundary of the application site (nearest to Webster Gardens garages) is set away from the boundary of No. 9 Park Place by a minimum of 2m. This block includes window openings at ground and roof level facing towards the shared space to the front. The full-height openings at ground level are sufficiently screened by way of a high-level fence so as to entirely screen the window and prevent views into or out from the dwelling from the Park Place properties. Equally, the roof level window, by virtue of its position and orientation, will not permit views towards Park Place. As such, the separation distance and proposed fenestration is considered to be satisfactory, so as not to result in any overlooking or loss of privacy to these properties.

- Noting the single-storey form and separation distances from surrounding buildings, the proposal will not adversely overshadow remaining properties to the north, south or west of the site.

- No unacceptable overlooking would result from the development, noting the proposal is restricted to single-storey massing.

- Submissions have raised concern that unacceptable noise impacts would result from use of the proposed private garden and central communal garden areas. It is considered that the use of these amenity spaces would be no different to any use of private amenity space at the rear gardens of current properties and there is no evidence to suggest that the proposed use of the amenity spaces of the application site would intensify noise levels to unacceptable levels to detrimentally impact upon the amenity of nearby residents.

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Overall, given the above assessment, it is considered that the proposal complies with the London Plan (2016) polices 7.4 & 7.6 and Ealing’s Adopted DPD (2013) policies 7A & 7B.

Quality and Layout of the Proposed Living Accommodation London Plan policy 3.5 ‘Quality and Design of Housing Developments’ and Ealing Local Variation to London Plan policy 3.5 require that housing developments should be of the highest quality internally and externally.

Residential proposals should accord with the London Plan (2016) standards on internal space, layout, and proportion of wheelchair adaptable units.

The table below outlines the minimum space standards required for new dwellings by the London Plan (2016) (Annex 4) and compares this with the proposed areas of the dwellings:

Proposed Unit Persons Bedrooms Storeys Requirement area Unit 1 4 2 2 79sqm 106sqm Unit 2 4 2 2 79sqm 106sqm Unit 3 4 2 2 79sqm 127sqm Unit 4 4 2 2 79sqm 127sqm

The proposed units have the following bedroom sizes:

Unit Bedroom Sizes Storeys No. of Persons Unit 1 16.5sqm and 18.3 sqm 2 4 Unit 2 16.5sqm and 18.3sqm 2 4 Unit 3 19.5sqm and 20.2sqm 2 4 Unit 4 19.5sqm and 20.2sqm 2 4

From the tables above, it is evident that all of the proposed units meet, and indeed exceed, the minimum space standards as specified in the London Plan (2016). Bedroom sizes and the combined living/dining/kitchen areas would, too, comply with the minimum sizes set out in the London Housing SPG. Internal ceiling heights to the 4no. proposed dwellings all exceed the minimum ceiling height requirements of 2.3m, achieving a height of 2.5m at lower ground floor and between 2.5m and 4m at ground floor level.

All habitable rooms are considered to achieve adequate sunlight and natural ventilation, noting that they are serviced by windows or lightwells (i.e. lower ground floor terraces). The proposal is supported by a daylight/sunlight assessment which confirms that all habitable rooms will achieve adequate levels of daylight and sunlight, in accordance with the BRE guidelines.

Across all 4no. proposed dwellings, the principal living spaces (i.e. kitchen/dining/living rooms) are positioned on the ground floor to allow for maximum ingress of natural light, with bedrooms located to the floor below. As bedroom uses are considered to be more low-intensity, nocturnal uses which are more sensitive to noise, their location to the lower-ground level is considered to present a practical layout. The dwellings are dual-aspect to the ground floor, with outlook to the front communal courtyard

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Page 168 of 272 Planning Committee 17 October 2018 Schedule Item 05 area and private gardens to the rear. Each bedroom on the lower ground level in all of the proposed dwellings will have direct outlook/access to a private terrace area measuring circa 11-14sqm.

All units are provided with private outdoor amenity in the form of gardens and further private outdoor amenity space in the form of terraces at lower ground floor level. The two blocks are orientated towards a large centralised amenity space/courtyard.

In consideration of the above, it is considered that the proposal is acceptable having regard to Policy 3.5 of the London Plan (2016), Policy 3.5 of the Development Management DPD (2013) and the Department for Communities and Local Government’s Technical Housing Standards – Nationally Described Space Standards (March 2015).

Amenity Space

The London Housing Supplementary Planning Guidance Standard 4.10.1 and policy 7D of the Ealing Development Management Development Plan which provides that a minimum of 5sqm of private outdoor space should be provided for 1-2 person dwellings and an extra 1sqm should be provided for each additional occupant.

The Ealing DPD (2013) specifies that this minimum requirement set down in The London Plan and that the amount and form of provision should respond to the physical context, respecting the established local character and pattern of building, public space, landscape and topography and prescribes that 50sqm of private garden space should be provided for new dwellings.

Unit Occupancy Proposed Garden Proposed Private Communal Total Amenity Terrace Garden (145dqm Space Provision total) (sqm) Unit 1 2B 4P 22sqm 11sqm 36sqm 69sqm Unit 2 2B 4P 20sqm 11sqm 36sqm 67sqm Unit 3 2B 4P 22sqm 14sqm 36sqm 72sqm Unit 4 2B 4P 23sqm 14sqm 36sqm 73sqm

It is noted that whilst the proposal does not provide 50sqm of private garden space, the collective amenity space provided for each dwelling overall as a total figure (i.e. private garden, private terrace and share of communal garden area) exceeds the minimum 50sqm required and would provide sufficient amenity space for future residents of the dwellings.

The site would be provided with a communal amenity area / play space totalling 145m2. Furthermore, the site is also positioned within approx. 60m walking distance from Ealing Green Park which provides areas for additional informal recreation. In addition, it is noted that the site is located within approx. 300m distance to Walpole Park to the west and circa 500m distance of Ealing Common to the east.

The proposed development is, therefore, considered to be acceptable in the context of the objectives of the London Housing SPG.

Archaeology The site is noted as being located within a wider area identified as an Archaeological Interest Area (moated site of Ealing Manor and Medieval Settlement). An archaeological assessment accompanies the proposal.

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The Greater London Archaeological Advisory Service (GLAAS) of Historic England have recommended conditions requiring two-stage archaeological investigations to safeguard any potential archaeological interest on the site.

Trees, Landscaping and Ecology London Plan policies 3.5, 5.10, 7.4, 7.6 and 7.21, Development Strategy policy 1.1(i), Development Management DPD variation to London Plan policies 5.10, 7.4 and policies 7B and 7D relate to landscaping and trees.

The application site currently contains 7 trees (including an Ash, Bay Laurel, Elm, Holly, Magnolia, Pear and Yew tree). None of these trees have tree protection orders. The proposal seeks to remove 2 of the existing 4m tall pear trees as part of the development, both of which have been assessed as ‘low- quality’ Category C trees and which are concealed from public vantage points. An arboricultural report accompanies the planning application which finds that these two trees are in good health. The proposal seeks to replant three new fruit trees within the proposed communal garden area in their place, effectively resulting in an uplift in the number of trees on-site. This complies with Policy 5.10 of the London Plan (2016).

It is noted that the site will largely comprise of soft landscaping with green garden lawns and planting near boundaries.

Proposed pathways will be finished with permeable block paving and bulk-head, down-lighting will be installed to both the walls of the site entry passageway, as well as to the bin/bike store operating on a dusk-till-dawn mechanism. It is considered that the proposed landscape treatment for the site retains the largely green character of the existing site within the context of the new dwellings (please refer to Figure 2).

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Figure 2 - Proposed Amenity and Landscaping

Upon consultation with the Council’s landscape team, they confirmed no objection to the proposals. The proposed development is, therefore, considered to be acceptable in landscaping terms.

Traffic, Parking, Access and Servicing London Plan policies 6.1, 6.3, 6.9, 6.10, 6.11 and 6.13, NPPF Chapter 9 (Promoting Sustainable Transport), Ealing Development Strategy policy 1.1(f) and (g) are relevant with regards to transport issues.

The site has a constrained access, which constituted as one of the two reasons for the prior refusal of planning permission.

The application presented at July’s Committee indicated ambulance access via the passageway, with an associated area where emergency service vehicles would be able to turn.

The application hereby proposed no longer includes access by ambulances along the passageway from The Park. Instead, should an ambulance require access to the site, it will stop on The Park near to the vehicular crossover and passageway. Council’s Transport officer have assessed this arrangement to be acceptable.

The only vehicular activity expected to occur along the passageway relates to the access/egress of an adjacent neighbour’s garage, belonging to No. 21 St Mary’s Road (which is not associated with the proposals). This vehicle activity occurs at present and will remain unchanged and unhindered by the proposals.

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Fire emergency vehicles can park on St Mary’s Road and/or The Park near to existing hydrant and connect to a dry main running into the application site.

Council’s Transport team have requested the implementation of the S106 legal agreement to prevent residents from owning cars on site to prevent parking along the accessway.

London Plan (2016) policy 5.17 ‘Waste Capacity’ requires the provision of suitable waste and recycling storage facilities in all new developments. Standard 3.5.1 of the London Supplementary Planning Guidance November 2012 provides that ‘refuse stores should be accessible to all residents…and should satisfy local requirements for waste collection’.

The proposal includes a communal refuse storage area to the south of the site, where waste provision will be provided for each of the four properties including 2 x 90L (with pull-off lids) for general waste, 1 x 90L dustbins (with pull-off lids) for recycling and 1 x 23L food waste bin per property. This represents an increase in waste provision and change from Eurobins and wheelie bins respectively on previous proposal iterations to address one of the reasons for refusal/area of concern at July’s Committee and is now considered to be satisfactory by the Council’s Environmental Services (Refuse) Team.

The Council’s Environmental Services (Refuse) Team have previously expressed concerns that the position of the waste storage is greater than 10m from the street for collection purposes, previously preventing their support of this element of the proposals. The application presented at Committee in July proposed 4no. 240L wheelie bins of which 2no. of the wheelie bins would be dedicated for recycling use and 2no. of the wheelie bins used for general waste. The application scheme hereby submitted alters the refuse provision from wheelie bins to dustbins with pull-off lids and bags/sacks which can be easily lifted and carried to the street (The Park) for collection. It is proposed that a total of 8no. 90L dustbins would be provided for general waste, 4 x 90L dustbins provided for recycling and 4 x 23L food waste bins supplied for the proposed development of 4 dwellings. It should also be noted that within the appeal decision (reference APP/A5270/W/17/3192438) to the recently refused scheme, the Planning Inspector commented that ‘there is sufficient space within the scheme to accommodate appropriate waste storage facilities and in principle this is a matter which is capable of being resolved by way of condition’.

The accompanying addendum Transport Note (dated October 2018) provides further details/clarification on waste collection arrangements and it is now proposed that residents will themselves transfer their waste from the communal storage compound to The Park for collection by Council waste operatives. Residents would lift their black and clear bags/sacks from the dustbins / green boxes to the public highway on The Park via the passageway. This arrangement prevents wheelie bins from being stored on-street and removes the potential for wheelie bins to hinder the vehicular access/egress to the garage owned by No.21 St Mary’s Road or hinder the free/safe passage of pedestrians to the site. Therefore, it is considered that this iteration of the scheme successfully addresses concerns from previous applications, including comments made by the Planning Inspector in relation to the appeal (reference APP/A5270/W/17/3192438) to the recently refused scheme where concern was raised regarding wheelie bins left on the footway in which ‘vulnerable users, particularly those in wheelchairs and parents with small children and pushchairs who may be forced into using the road as an alternative in potential conflict with vehicles’.

Refuse and recycling collections are carried out on alternating weeks and, so, both general and recycling waste will not be located on the street simultaneously. Hence, no more than a maximum of 8 black sacks and 4 x 23L food waste bins which can be stacked (and which measure approx. 320mm in width) would be located at any one time.

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The Council’s Environmental Services (Refuse) officer is satisfied that there would be sufficient provision of refuse storage and collection arrangements within the proposals as now submitted. Of note, are comments made by the Planning Inspector in relation to the appeal (reference APP/A5270/W/17/3192438) to the recently refused scheme with regards to waste collection, where it is stated that ‘if appropriate management were secured and the period of time the bins left in the street minimised, then the level of harm on its own would not be sufficient to withhold planning permission’.

For residential development, the London Plan (2016) requires the following rates of car parking:

1 or 2 bed: Less than 1 car space per unit 3 bed: 1 – 1.5 car space per unit

The proposal is a car-free development which is considered to be acceptable in recognition of the site’s location in an area of excellent public transport accessibility (PTAL rating of 6a). The site is located within a Controlled Parking Zone (CPZ) and, so, a Section 106 legal agreement preventing future occupants from obtaining parking permits is considered relevant to ensure that parking stress in the vicinity of the site would not be exacerbated by the scheme. In addition, and in order to eradicate any conflicts posed to pedestrians of the site, a condition has been recommended to ensure no car parking on-site.

Policy 6.9 of the London Plan (2016) provides that developments should provide secure, integrated and accessible cycle parking facilities in line with the minimum standards set out in table 6.3 of the London Plan.

Table 6.3 of the London Plan (2016) provides that 1 cycle space should be provided for every studio or 1 bed unit and 2 cycle parking spaces should be provided for every 2 or more bed unit.

The proposal would, therefore, have a requirement of 8no. cycle parking spaces for the two pairs of semi-detached dwellinghouses. The proposed development provides for a total of 8no. cycle parking spaces within a secure enclosure, renovating and reutilising the existing listed, single-storey outbuilding/former stable for the purposes of cycle storage (as shown on the proposed plans), which would meet this requirement and which is considered acceptable. Notwithstanding, a condition is recommended to any grant of planning permission to ensure 8no. cycle spaces are provided prior to occupation.

The proposal has been reviewed by the Council’s Transport Services Department who has advised that the proposal is satisfactory subject to conditions.

To provide an improved pedestrian environment along the passageway for future residents, the Applicant proposes the resurfacing of the right of access with permeable surface treatment and integrated lighting; as well as the replacement of the gate to The Park with intercom and post boxes, as required to aid deliveries to the site. Resurfacing of the passageway with ‘drivesett argent priora’ by Marshalls permeable surface treatment (grey) for the passageway and integrated, inset LED ground lighting within the permeable paving (instead of bulk-head lighting as previously proposed). Please refer to Figure 3 below for specification details which have been supplied and accompany this application. In addition, the gate to The Park is to be replaced with an electronic opening gates with intercom and post boxes, required to aid deliveries to the site. The gates will be self-closing and self- locking with fob access control. Audio-visual control for emergency services.

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Figure 3 – Proposed Surfacing Treatment to Passageway

The proposed development is now considered to have sufficiently addressed the previous reasons for refusal (as well as clarify aspects of the scheme since the July Committee) and is consequently now acceptable with respect to traffic, parking, access, pedestrian environment and servicing subject to the implementation of the above-mentioned measures.

Community Infrastructure Levy: CIL was adopted on 1st April 2012. This has introduced a charging system within Ealing of £35 per sq. m of gross internal floor area to be paid to the GLA for applications decided on or after the above date, which seek planning permission for new dwellings. The development would be liable to pay the Mayor’s Community Infrastructure Levy (CIL) charge of £35 per m2 of additional gross internal floor area. The CIL chargeable is £33,843.39.

Conclusion: It is considered that the proposal is of a suitable layout, height, scale and design and incorporates a good level of soft landscaping to the site. As such, it is considered that the development would not have a detrimental impact on the amenity of neighbouring properties, the character and appearance of the Conservation Area or highway safety. The development presents a high-quality, mews-style design which relates well to the constraints of the site, integrates with the surrounding development and would be of benefit to the local built environment.

It is, therefore, considered that the proposal is acceptable and is in accordance with the relevant adopted Ealing Development Management Development Plan policies and government guidelines, which encourage development within existing urban areas and efficient use of land. The application is,

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Page 174 of 272 Planning Committee 17 October 2018 Schedule Item 05 therefore, recommended for approval, subject to the imposition of a S106 legal agreement and subject to appropriate conditions.

Fire Safety: Large schemes may require a number of different consents before they can be built. Building Control approval needs to be obtained to certify that developments and alterations meet building regulation requirements. Highways agreement will be required for alterations to roads and footpaths. Various licences may be required for public houses, restaurants and elements of any scheme that constitutes a 'house in multiple occupation HMO)'.

Human Rights Act: In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights.

You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report.

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Page 176 of 272 1 Whitehall Gardens Acton W3 9RD - 182816FUL

Page 177 of 272 © Crown copyright and database rights 2015 OS LA0100019807 05 October 2018 1:1250

Page 178 of 272 Planning Committee 17/10/2018 Schedule Item 06

Ref : 182816FUL

Address: 1 Whitehall Gardens, W3 9RD

Ward: South Acton

Proposal: Conversion of existing property into four self contained flats; single storey side extension; single storey side/rear (wrap around) extension; part first floor side/rear extension; rear roof extension, including the creation of a terrace at second floor level; installation of two roof lights to front roof slope; and provision of associated cycle storage and refuse storage facilities

Drawing numbers: Existing: SO-848-01 REV A (Existing Ground Floor and First Floor Plan) dated May 2018, SO-848-02 REV A (Existing Front, Side and Rear Elevation) dated May 2018

Proposed: SO-848-03 REV A (Ground Floor Plan) dated May 2018, SO-848-04 REV B (First and Roof Plan) dated May 2018, SO-848-05 REV B (Side Elevation and Section) dated May 2018, SO-848-06 REV B (Front and Rear Elevation) dated May 2018, S0-848-07 REV B (Site Plan) dated May 2018, SO-848-08 (Proposed West Facing Side Section / Elevation) dated June 2018

Reports and Supporting: Planning Design and Access Statement (Prepared by Maven Plan), Parking Assessment (Prepared by Paul Mew Associates), Internal Illuminance Statement (Prepared by Dixon Payne)

Type of Application: Full

Application Received: 12.06.2018 Application Valid: 14.06.2018

Amended Plans Received: 02.08.2018

Report by: Jonathan Hartnett

Recommendation: Grant subject to completion of a legal agreement and conditions, and payment of the community infrastructure levy.

Executive Summary:

This application has been submitted in response to a refusal of two previous applications (ref: 165960FUL and 172527FUL) as well as a recent dismissed appeal decision (APP/A5270/W/17/3188330) for the conversion of a dwelling to six and five residential units facilitated by extensions. In terms of the appeal this was dismissed on the grounds of Council’s decision to refuse planning permission, the Planning Inspector concluded that the development would result in an overdevelopment of the site which would be harmful to the character and appearance of the area,

Page 1 of 26 Page 179 of 272 Planning Committee 17/10/2018 Schedule Item 06 would be harmful to the living conditions of neighbouring occupiers and future occupiers regarding outlook and outdoor space, and would exacerbate on-street parking stress.

This revised planning application considered under this planning application is for a residential development to convert a single dwelling house into four self-contained flats, facilitated by extensions and external alterations. The application represents a reduction in proposed flats from the previously refused, as well as a decrease in massing including the omission of basement excavation and the reduction of the extent of the extensions proposed which is equivalent to circa 58sqm.

The principle of residential use and conversion of the site is considered acceptable as the proposed development would contribute to the housing stock within the borough. Therefore, the principle of additional units within this location is acceptable and compatible with surrounding uses.

Sixty (60) public objections were received in response to the proposal. The concerns raised by the public responses received relate to local character impacts, design of the extensions and alterations, the impact upon on neighbours’ residential amenities and the quality of the accommodation proposed and disruption because of the construction and transport/parking concerns.

An assessment of the development against adopted planning policies, taking into account all the objections, has been carried out and it is considered that the development is in keeping with the character and appearance of the building and the area as a whole, its scale is proportional to the size of the host property, and the reductions proposed adequately addressing the reasons for refusal of previous planning applications and the dismissed appeal. It is considered the proposal would be a suitable development that would relate in a satisfactory manner to neighbouring development and the wider area. Residential amenity has also been assessed and it is considered the proposal would not result in detrimental amenity impacts to neighbouring properties. In terms of highway impacts, given the on-site constrains, it is considered that restricting car parking permits to all the proposed four units would make the proposal acceptable in highway terms, in conjunction with the provision of car club membership

As such, it is considered that the proposal is, on balance, consistent with the aims of the relevant policies of the Ealing Development Management Development Plan 2013, Ealing Core Strategy (2012), The London Plan (2016), Relevant Supplementary Planning Guidance, the National Planning Policy Framework (2018) and emerging planning policy documents. It is therefore recommended that planning permission should be approved with conditions, subject to completion of a s106 legal agreement.

Recommendation:

Grant subject to completion of a legal agreement and conditions

That the committee GRANT planning permission subject to the satisfactory completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the following:

i) Restrictions put in place to prevent the future occupiers of ALL FLATS from applying for on-street parking permits within the Controlled Parking Zone; and ii) Payment for a car club membership of ALL FLATS for three years iii) Payment of the Council’s reasonable legal and other professional costs incurred preparing and completing the Legal Agreement.

AND subject to the following conditions:

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Conditions/Reasons:

Time Limit

1. The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended).

Approved Plans

2. The development hereby approved shall be carried out in accordance with drawing title number(s): SO-848-03 REV A (Ground Floor Plan) dated May 2018, SO-848-04 REV B (First and Roof Plan) dated May 2018, SO-848-05 REV B (Side Elevation and Section) dated May 2018, SO-848-06 REV B (Front and Rear Elevation) dated May 2018, S0-848-07 REV B (Site Plan) dated May 2018, SO-848-08 (Proposed West Facing Side Section / Elevation) dated June 2018

Reason: For the avoidance of doubt, and in the interests of proper planning.

No Balcony

3. No part of the roof of the extensions (outside those areas approved as a roof terrace) shall be used as or altered to form a balcony, roof garden, roof terrace or similar amenity area.

Reason: To protect the living conditions of occupants of nearby properties, in accordance with policy 7B of the Adopted Ealing Development Management DPD (2013), policies 1.1 (g), 2.1 (c) and 2.10 of the Adopted Core Strategy (2012) and policies 7.4 and 7.6 of the London Plan (2016).

Refuse and recycling storage areas

4. Refuse and recycling storage areas shall be provided on site and brought into use prior to the first occupation of the development permitted and retained thereafter.

Reason: To protect the living conditions of occupiers of the area and in the interests of the future occupants of the development in accordance with policies with policies 3.5 and 7B of the Ealing Development Management Plan 2013, policies 1.1 (e) of the Adopted Ealing Development (Core) Strategy and The London Plan (2016) policy 5.16.

Cycle Parking

5. A minimum of seven (7) cycle parking space shall be provided onsite and brought into use prior to the first occupation of the development permitted and retained permanently thereafter. The cycle parking facilities shall only be used by the residents of the development hereby permitted. The residential cycle storage areas shall be secure, sheltered and adequately lit.

Reason: To provide adequate facilities for cyclists, in accordance with policy 6.9 of the London Plan 2016.

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Materials

6. Except where indicated otherwise on the drawings hereby approved, all external materials to be used in the development shall match the appearance of those of the existing dwelling.

Reason: To ensure that the materials harmonise with the surroundings, in accordance with policies Ealing Local Variation to London Plan Policy 7.4 and 7B of the Ealing Development Management Development Plan (2013), policies 1.1 (h) and 1.2 (g) of the adopted Local Development Framework (Core) Strategy (2012) and policies 7.4, 7.6 and 7.8 of the London Plan (2016).

Construction Method Statement

7. A detailed method statement relating to the development shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. The statement shall include details of:

 phasing and programming,  removal of earth from site;  construction methods;  site management and access;  vehicle and machinery specifications and numbers/frequency of vehicles/deliveries,  construction worker parking,  anticipated number,  delivery times,  dust suppression measures,  site security,  vehicle manoeuvring and turning,  locations for the storage of building materials and construction debris and contractors offices,  procedures for on-site contractors to deal with complaints from local residents,  measures to ensure the construction process does not affect of neighbouring highways,  details of wheel water spraying facilities and noise/vibration mitigation measures.

The development shall be carried out in accordance with the approved method statement.

Reason: In the interests of the amenity of adjoining occupiers and to minimise highway and traffic impact during the course of the works, in accordance with 1.1 (j) and 3.1 of the Ealing Core Strategy (2012), policies 6.3, 6.13, 7.13, 7.14 and 7.15 of the London Plan (2016), the National Planning Policy Framework (2012), Greater London Authority Best Practice Guidance 'The Control of Dust and Emissions from Construction and Demolition (2006), BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise.

Drainage Strategy

8. Development shall not commence until a drainage strategy detailing any on and/or off -site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

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Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community in accordance with Policy 5.13 of the London Plan (2016).

Obscured Glazed Windows

9. Before the development hereby permitted is brought into use, the identified obscure glazed windows as depicted on approved drawing: SO-848-04 REV.B dated 02.08.18 shall be obscured glazed and any part less than 1.7m above the floor of the room in which it is installed shall be non-opening. The windows shall be permanently retained in that condition thereafter. Reason: To protect the living conditions of occupiers of the area in accordance with policies 7.4 and 7.6 of the London Plan (2016) and policy 7.4 of the Ealing Development Management Development Plan (2013).

Reinstatement of kerb condition

10. Prior to the first occupation of the development hereby approved, the existing vehicular crossover on Whitehall Garden of the site shall be stopped up and the area to the front of the crossover reinstated as a public footway.

Reason: To ensure that the development harmonise with the surroundings and in the interests of pedestrian and highway safety in accordance with policies 1.1 and 1.2 of the Development (Core) Strategy (2012), policies LV 6.13 of Ealing Development Management Development Plan (2013) and policies 6.3, 6.13, 7.4 and 7.6 of the London Plan (2016).

Boundary Division

11. The boundary divisions shall be installed in accordance with plan ref: SO-848-03 REV A (Ground Floor Plan) dated May 2018. The treatment of the site boundaries shall be installed before any part of the development.

Reason: To protect the visual character and appearance for neighbouring properties, in accordance with policies 7.4 and 7B of the Ealing Development Management DPD (2013), policies 1.1, 1.2, 2.1 and 2.10 Ealing Development (Core) Strategy (2012), and policies 7.1, 7.2, 7.4 and 7.6 of the London Plan (2016).

Insulation

12. Prior to occupation of the approved residential dwellings, certification shall be provided to the Local Planning Authority demonstrating that the party wall between 1 Whitehall Gardens and 3 Whitehall Gardens is designed and constructed meeting the requirements for airborne sound insulation in accordance with Approved Document E [Resistance to the passage of sound].

Reason: In the interests of amenity for the neighbouring properties, in accordance with policies 7.14 and 7.15 of the London Plan (2016), policy 7A of the Ealing Development Management DPD (2013) and policy 1.1(j) of the Ealing Development (Core) Strategy (2012).

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Informatives

National Planning Policy Framework (2018)

5. Delivering a sufficient supply of homes 8. Promoting healthy and safe communities 9. Promoting sustainable transport 11. Making effective use of land 12. Achieving well-designed places 14. Meeting the challenge of climate, flooding and coastal change 16. Conserving and enhancing the historic environment

London Plan (2016)

2.6 Outer London: Vision and strategy 2.8 Outer London: Transport 3.3 Increasing housing supply 3.4 Optimising housing potential 3.5 Quality and design of housing developments 3.8 Housing choice 3.9 Mixed and balanced communities 3.14 Existing Housing 5.3 Sustainable design and construction 5.12 Flood risk management 5.13 Sustainable drainage 5.14 Water quality and wastewater infrastructure 5.16 Waste self sufficiency 6.3 Assessing the effects of development on transport capacity 6.5 Funding Crossrail and other strategically important transport infrastructure 6.9 Cycling 6.13 Parking 7.1 Building London’s neighbourhoods and communities 7.2 An inclusive environment 7.3 Designing out crime 7.4 Local character 7.6 Architecture 7.15 Reducing and Managing Noise, Improving and Enhancing the Acoustic Environment and Promoting Appropriate Soundscapes 7.21 Trees and woodlands 8.2 Planning obligations 8.3 Community infrastructure levy

Supplementary Planning Guidance /Documents

Accessible London: achieving an inclusive environment The Mayor’s Transport Strategy London Housing Supplementary Planning Guidance March 2016

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Sustainable Design & Construction The London Housing Strategy

Adopted Development (Core) Strategy 2012:

1.1 Spatial Vision for Ealing (a), (b), (f), (g), (h), (i), (j), (k) 1.2 Delivery of the Vision for Ealing 2026 (f), (g), (h) 2.1 Realising the Potential of the Uxbridge Road/Crossrail Corridor (a), (b), (c) 2.10 Residential Neighbourhoods 5.4 Protect the Natural Environment – Biodiversity and Geodiversity 6.4 Planning Obligations and Legal Agreements

Ealing Development Management Development Plan Document 2013

3.4 Optimising Housing Potential 3.5 Quality and Design of Housing Development 5.12 Flood Risk Management 6.13 Parking 7.3 Designing Out Crime 7.4 Local Character 7A Amenity 7B Design Amenity 7D Open Space

Other Material Documentation – Interim Planning Policy Guidance / Documents

Interim SPD4 Residential Extensions Interim SPG 4 Refuse and Recycling Facilities Interim SPG 10 Noise and Vibration London Plan Housing Supplementary Planning Guidance November 2016 Technical Housing Standards – Nationally Described Space Standard 2015

3. Construction and demolition works, audible beyond the boundary of the site shall only be carried on between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Bank Holidays.

4. The applicant is advised that Ultra-Low NOx boilers with maximum NOx Emissions of under 40 mg/kWh should be used for the flats hereby approved.

5. The developer/applicant is hereby advised to remove all site notices on or near the site that were displayed in pursuant to the application.

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Site Description

The application site is located to the southern side of Whitehall Gardens, close to the junction with Hillcrest Road. The property comprises an irregular shaped block that contains a semi-detached dwelling with an attached single storey garage to the side with an existing crossover from Whitehall Gardens. The building comprises of existing two storey rear and single storey side extensions. The site forms the southern half of a two-storey semi-detached two storey Edwardian building.

Development surrounding the site is of varying scale and design and surrounding properties primarily contain semi-detached and terraced dwellings.

The site has a PTAL rating of 5 which is identified as being a ‘very good’ level of accessibility. The site is positioned centrally between Ealing Common and Acton Town tube stations, and being near Uxbridge Road and Gunnersbury Lane serving several high frequency bus routes.

The Proposal

Planning permission is sought for the following:

 Conversion of property into 4 self-contained flats.

 Part single, part two storey side and rear extensions.

o To the rear the single storey extension would project 2.0m beyond the outrigger on the adjoining site (no.3 Whitehall) and 5.30m beyond the existing rear elevation of the host building. At first floor level, the extension would extend and cease at the same depth as the adjoining outrigger (no3 Whitehall).

o To the side, the single storey extension would be set in approximately 1.0m from the common boundary with a height of 3.0m. At first floor level, the extension would protrude by a maximum of 1.50m in width.

 Alteration of roof to form a hip to gable roof end and rear roof extension. The roof extension would incorporate an outdoor terrace at roof / second floor level.

 Associated alterations to the rear garden area, refuse and cycle store

The applicant amended the proposal with revised plans on 02/08/2018, removing the first-floor rear terrace, re-positioning the rear wall recess due to the removal of the terrace and removal of the study to Flat 4 to ensure the duplex unit meets minimum GIA requirements. As this element resulted in a reduction in the overall reduction in the scheme no re-consultation was undertaken in accordance with Statutory legislation and Council policy.

In addition, the scheme has reduced the floor area from 159 sqm of plan ref: 165960FUL (this application was refused and subsequently dismissed at appeal) and 134sqm of plan ref: 172527FUL to 101 sqm under this proposal. A decrease of 33 - 58 sqm and this is broadly the result of the deletion of the basement level and a reduction in the extensions at ground floor level.

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Relevant Planning History

The previous three applications for similar schemes are detailed below.

161259FUL - Part two storey side extension, single storey rear extension, excavation of basement; alteration of roof from hip to gable end and rear roof extension (involving conversion of roofspace to habitable use incorporating Juliet balcony); installation of windows, doors and three rooflights to front roofslope; internal alterations to convert existing dwelling into six flats (3 x one bedroom and 3 x two bedroom self-contained flats); with associated external alterations to provide new access, private amenities spaces to ground floor flats, one off-street parking space, cycle sheds, bin stores. Refused by delegation dated: 25/05/2016. The application was refused for the following reason: 1. The proposed rear to side extensions and roof extensions with associated rear dormers, by reason of their excessive bulk, scale and relationship with the original main roof represents an incongruous and overdevelopment to the original modest dwelling which is out of keeping with the character and appearance of the host property, the building pattern and the area as a whole.

Elevation and proposed plans for 161259FUL

Figure 1: Proposed Elevations 161259FUL

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Figure 2: Proposed Plan 161259FUL

165960FUL - Conversion of the existing property into six self-contained flats (1 x studio, 2 x 1 bed and 3 x 2 bed) including a rear basement extension, part single, part two-storey rear extension, two-storey side extension, hip to gable roof extension, rear dormer roof extension (including conversion of the roof space into habitable use), three front rooflights and associated alterations to the rear garden area, provision of bin store and cycle store and one off street parking space. Refused by Planning Committee dated: 04/05/2017. Appeal Dismissed dated 11/04/2018 Ref: APP/A5270/W/17/3188330

The application was refused for the following reason: 1. The proposed conversion of a single family dwellinghouse to provide six flats, which would be facilitated by substantial extensions and alterations, would result in the overdevelopment of the dwellinghouse as a consequence of an unacceptable increase in massing and scale, and an inappropriate level and type of occupation resulting in: a) A detrimental impact on the residential amenities of neighbouring properties in the application street and abutting the application site; b) A negative visual impact out of keeping and detrimental to the character of the area; c) Inadequate outdoor amenity space for two of the upper floor flats to the detriment of the residential amenities of future occupiers of the development; d) Unacceptable increased parking pressure outside the hours of operation of the CPZ (particularly in the evenings and at weekends) notwithstanding any restriction on parking permits for the CPZ for occupiers of the development.

In terms of the appeal to Council’s decision to refuse planning permission, the Planning Inspector concluded that the development would be contrary to the development plan when taken as a whole. The Inspector concluded that the development would result in an overdevelopment of the site which would be harmful to the character and appearance of the area, would be harmful to the living conditions of neighboring occupiers and future occupiers with particular regard to outlook and outdoor space, and would exacerbate on-street parking stress.

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Elevation and proposed plans for 165960FUL

Figure 3: Proposed Elevations 165960FUL

Figure 4: Proposed Plan 165960FUL

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172527FUL - Conversion of dwellinghouse into five self-contained residential units (2 x 1 bed, 3 x 2 bed); rear basement extension; part single and part two storey rear extension, part single and part two storey side extension, (following demolition of existing single storey rear and side extensions); alteration of roof from hip to gable end; rear dormer roof extension; roof terrace at first and second floor level; installation of three rooflights to front roofslope; associated internal and external alterations; provision amenity space, cycle parking, refuse and recycling spaces. Refused by delegation: 05/07/2017 The application was refused under delegated powers for the following reasons: 1. The proposed rear and side extensions, roof extensions with associated rear dormer and basement excavations (including lightwells), by virtue of its excessive bulk, scale and relationship with the original building represents an incongruous and over development and a cramped and incongruous form of development on this site, out of keeping with the general pattern of development in the area, impede upon the already limited rear amenity available space and detrimental to the visual qualities of the street scene;

2. The proposed conversion of a single family dwellinghouse to provide five flats, would result in an increased parking pressure outside the hours of operation of the CPZ (particularly in the evenings and at weekends) notwithstanding any restriction on parking permits for the CPZ occupiers of the development.

Elevation and proposed plans for 172527FUL

Figure 5: Proposed Elevations 172527FUL

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Figure 6: Proposed Elevations (including basement) 172527FUL

Figure 7: Proposed Plan 172527FUL

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Current proposal The key difference between the current proposal and the previous proposal is the reduction in the scale and mass of the building. The basement level has been removed, with a reduction in the width and depth of the ground floor side / rear extensions set further away from the boundaries, the first-floor extension has been reduced.

All the units would meet the Council’s minimum floor area requirements and be provided with private gardens, balconies or access to communal amenity space, thereby ensuring good quality living conditions for future occupiers. The number of units has been reduced from six as originally proposed to four units.

Figure 8: Proposed Elevations (Current Application – 182816FUL)

Figure 9: Proposed Plan (Current Application – 182816FUL)

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Consultation: Public:

In accordance with the requirements of Ealing Council's Statement of Community Involvement (2015); The Town and Country Planning (Development Management Procedure) Order 2015, the proposal was advertised by way of a site notice on 06/07/2018 giving a consultation period to 27/07/2018.

A total of 60 representations, all forming objections, have been received by the Council.

A summary of the issues raised is provided below:

Comment Officer’s Response - Out of character with the area The proposal has been designed to represent a built form that - Out of proportion with the street displays logic and rhythm and would not present a dominant and bulky development when viewed from the street. - Overdevelopment The alteration to the main roof from hip to gable and rear roof extension, is considered to be a logical addition to the existing residential building and is what would typically be achieved under permitted development. The ground floor side/rear extension represents a logical addition to the property, which are considered subordinate to this semi-detached property. The extensions at first floor level are proportional, and the scale of the development would not be dominant in relation to the existing dwelling. In terms of the side extension element, although this would be visible from the street, it would appear modestly scaled and would not be harmful to the area’s residential character. - Density above London Plan The proposed development would provide for a density of 100 standards units per hectare and 275 habitable rooms per hectare. Table - Too many dwellings 3.2 of the London Plan 2016 provides that a site within this setting should provide for a density of between 200-350 hr/ha and 55-115 units / hectare. The figures illustrate that the proposed development would provide for a density that falls within the recommended standard within the London Plan. Nonetheless, this density guidance should be used as a guide only rather than an absolute rule and development should also take proper account of other objectives as well as local circumstances and character. These matters are discussed in further detail below within the remainder of this report. - Overlooking A detailed assessment is provided within the body of the report. The assessment found that the proposal would not unreasonably impact on the area or the amenity of the neighbouring properties. It is not considered that the proposal would represent any significant overlooking or loss of privacy to adjoining dwellings

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to the north or the west. The roof terrace at first floor level has been removed in negotiation with the applicant. The proposed terrace at second floor level is not considered to result in significantly views of neighbouring gardens when compared to the existing situation and is therefore considered acceptable in this regard. - No indication of materials to be A condition has been included within the recommendation that used all external materials to be used in the development shall be match the existing dwelling. - Noise from increase in occupants The reconfiguration to provide four flats is not considered to - Noise nuisance give rise to any acoustic impacts beyond those of the existing or those expected within a residential environment. The proposed amenity spaces to the rear are consistent with the rear gardens to neighbouring properties, and wholly acceptable within the surrounding urban context. - Increased traffic and parking A transport and parking assessment is provided within the - Inadequate Parking body of this report. In order to mitigate concerns raised about the additional demand for parking space, the applicant has agreed to enter into a Section 106 agreement to restrict parking permits for the all four residential units created, ensuring there is no uplift in parking stress. - Increased refuse and recycling Refuse and recycling storage areas, which are capable of requirement meeting the needs of the future occupants has been provided. It is also further noted that a condition in this regard is to be placed on this application. - Lack of outdoor amenity Flat 1 at the ground floor has amenity spaces at the rear of the site. A detailed amenity assessment is contained within the body of this report. - Loss of a family dwelling Increasing the current housing stock is an important strategic objective for the London Borough of Ealing, supported by London Plan policy 3.3. London Plan policy 3.4 aims to ensure that development proposals achieve the maximum intensity of use compatible with local context. While the proposal would result in the loss of a single-family dwelling, the proposal would provide for additional residential units and the standard of accommodation proposed would be appropriate and would accord with the standards set out within the London Plan 2016. Therefore, the proposal is considered appropriate and would make a positive contribution to the housing stock within the borough. It is considered that the proposed development would make a valuable contribution to this housing choice, as outlined further within the assessment below. - Impact on property prices Any impact on property prices is not a material planning matter.

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- Impact on Human Rights It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report. - Basement Impacts This proposal does not include basement excavation, having been removed from the previously refused applications. - No furnished layouts These are not considered relevant in planning applications or to determine whether the units themselves meet the standards. Furnished layouts are not required to demonstrate compliance. This is in accordance with Department for Communities and Local Government guidance, March 2015 (Technical housing standards – nationally described space standard). - Strain on existing community The proposed development is for four residential units and is facilities not considered to pose a detrimental impact on services offered within the local area. In terms of waste water, this is a matter to be considered by Thames Water when an application is made to them for connection to the sewerage infrastructure. A condition requested by Thames Water has been added to the application with respect to this. - A precedent would be set for future Approval of the subject application would not set a precedent development for future applications in the area as each planning application is considered on its own individual planning merits. - Construction Impacts Although this is a non-material planning consideration, it is noted that construction effects would be temporary in nature and limited to the short construction period and no greater than what can be anticipated within an urban residential environment. A condition, however has been suggested to minimise impacts to residential amenity during construction.

External:

Consultee Comments Officer Response Thames Water No Objection, subject to Conditions. Noted

Thames Water noted further details are required relating to existing waste water infrastructure and any drainage strategy. This has been provided by way of condition.

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Internal:

Consultee Comments Officer Response Transport Services The developer would be required to enter A section 106 agreement into a Section 106 legal agreement restricting residential parking preventing residents from obtaining parking permits to all four (4) flats has permits. been agreed in principle by the Requirement of 7 cycle parking spaces. applicant. This therefore ensures none of the proposed Objection to the retention of the vehicle flats could obtain parking crossover. permits. Compliant cycle parking has been provided.

Planning Policies:

Please see informative section above for a full policy list

Reasoned Justification/Remarks:

This proposal has been assessed against the relevant policies of the Adopted Development (Core) Strategy, the London Plan (2016), the Ealing Development Management Development Plan 2013 and Interim Supplementary Planning Guidance/Documents. The key issues in the assessment of this planning application are:

 The principle of the proposal;  Density;  Design and appearance  Impact on nearby properties;  Quality and layout of the proposed living accommodation;  Traffic and parking;  Environmental Health;  Refuse and recycling;  Community Infrastructure Levy

A detailed assessment of the proposal is set out as follows:

The Principle of the Proposal

Increasing the current housing stock is an important strategic objective for the London Borough of Ealing, supported by London Plan policy 3.3. London Plan policy 3.4 aims to ensure that development proposals achieve the maximum intensity of use compatible with local context.

The site is located within an established residential area, characterised by predominantly semi-detached residential buildings. The site is a suburban area, within a walkable catchment of a number of local neighbourhood shops including a supermarket and high capacity bus routes on Uxbridge Road and Gunnersbury Lane. The principle of additional residential units in this area is acceptable, subject to compliance with the relevant policies and objectives of the National Planning Policy Framework,

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Adopted Ealing Development (Core) Strategy, the London Plan 2016, the Ealing Development Management Plan 2013 and Supplementary Planning Guidance/ Documents.

Density

The area has a Public Transport Accessibility Level (PTAL) of 5 which is identified as being a ‘Very Good’ level of accessibility.

It is considered that the site is located within a suburban location defined by Table 3.2 of the London Plan (2016) which is demonstrated by the site’s location and policy 3.4 of the Ealing Development Management Development Plan which states that ‘Appropriate density ranges in Ealing will normally be: Central in Ealing Metropolitan Town Centre, Urban in Acton, Greenford, Hanwell and Southall Town Centres and Suburban in the rest of the Borough’.

The resultant density is calculated to be as follows (Note the site area is approx. only):

- Habitable rooms per hectare: 1/ 0.04 ha (site area) x 11 (number of habitable rooms) = 275 habitable rooms per hectare

- Units per hectare: 1/ 0.04 ha (site area) x 4 (number of units) = 100 units per hectare

Table 3.2 of the London Plan 2016 provides that sites with a PTAL rating of 5 within a suburban setting should provide for a density of between 200-350 hr/ha and 55-115 units / hectare, based on 11 habitable rooms total or 3.66 habitable rooms per hectare.

These figures illustrate that the proposed development would result in a density of units that is within the prescribed guidance of the London Plan. Notwithstanding this, the main thrust of London Plan policy 3.4 is to ensure development should optimise housing output for the different types of location, whilst taking account of the local context, design and transport capacity.

While the proposal falls within the recommended density prescribed in the London Plan, it is not the determining factor as to whether a development is acceptable. The potential for additional residential development is better considered in the context of its bulk, scale, design, sustainability, amenity and the desirability of protecting and enhancing the character of the area and the relationship with neighbouring sites and retained development on this and neighbouring sites. These matters are discussed in detail in the remainder of this report.

Design and Appearance

Policy 3.5 of the London Plan 2016 provides that housing developments should be of the highest quality internally, externally and in relation to their context and to the wider environment. This policy is reinforced by policies 7.4 and 7B of the Ealing Development Management Development Plan 2013 which state that developments should complement their street sequence, building pattern, scale, materials and detailing and should have high quality architecture.

To understand the proposal the existing built form needs to be carefully considered. The subject site forms the eastern half of a semi-detached building. The proposed development would involve the construction of a part single and part two storey side and rear extension, alteration of roof to form a hip to gable roof and rear roof extension.

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Page 197 of 272 Planning Committee 17/10/2018 Schedule Item 06

The existing property is semi-detached in form and sits in a prominent location close to the corner with Hillcrest Road. There is a two-storey rear extension as existing, however it does not match the scale and form of the two storey rear projection outriggers of the neighbouring properties at nos.3 – 39. The existing two storey extension appears as approximately half the depth of the neighbouring outriggers. The proposal seeks to construct the two-storey rear extension which would retain part of the rear elevation partially recessed behind the adjoining 3 Whitehall Gardens outrigger. At ground floor level, compared to the previous applications (plan refs: 165960FUL and 172527FUL) this scheme proposes a single storey element extending 2.0m beyond the rear outrigger (which would be a reduction of 1.0m in the depth previously proposed) at a height of 3.4m. The overall design and roof profile of the extensions are considered acceptable, and would appear logical and respectful to the surrounding properties.

The single storey side extension component has been setback from the common boundary and behind the front façade by 0.5m and 1.5m behind the existing two storey bay and would be a height of approximately 3.0m. It is noted that much of the single storey side extension replaces development that were previously on-site. The proposed two storey side extension would be set back by approximately 3.4m from the front elevation of the existing building and would be set below the ridgeline of the main dwelling. The two-storey side extension in general, appears to integrate with the original house and would retain a part flat roof and hipped roof. The scale proposed, respects the original form and the neighbouring sites and given the separation distances proposed and is considered acceptable in form and scale.

The proposed roof extension would fully sit on the original roof slope. The roof extension would be set down from the existing ridge height of the main roof of the host dwelling and it is proposed to finish the roof extension in materials such as roof tiles to match the existing roof of the host dwelling. Furthermore, the proposed roof lights to the front roof slope are considered to be appropriate in design, size and positioning would not compromise the design of the original building.

Overall the extensions are considered to respect the overall proportions of the existing dwelling and are considered acceptable and CGI’s are shown as figures 10 and 11 reflecting the extent of the extensions proposed. The proposed side/rear extension would continue to provide sufficient setback from the rear boundary and the first-floor component from the properties to the west (3 Whitehall Gardens). The rear extensions, at first floor level would not project beyond the established building line of the adjoining outrigger to neighbouring no.3 Whitehall Gardens.

The proposal as viewed from the street would appear subordinate to the host dwelling. The use of matching materials throughout the remainder of the scheme would allow the extensions to sit comfortably with the existing building which is welcomed. Furthermore, the changes undertaken by the applicant to reduce the massing and omit the basement is welcomed and this revised scheme is appropriate in design terms. Therefore, the proposal would be acceptable with respect to policies 7.4 and 7B of the Ealing Development Management Development Plan 2013, policies 7.4 and 7.6 of the London Plan (2016).

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Figure 10: CGI rendered image of the proposed development from the front of the site at streetscene, showing the extent of the side extensions

Figure 11: CGI rendered image of the proposed development, it shows that the roof terrace at second floor level would have limited views of the rear gardens spaces.

Impact on neighbouring properties

London Plan Policy 7.6 (Architecture) states that development should not cause unacceptable harm to the amenity of surrounding land and buildings, particularly residential buildings, in relation to privacy, and overshadowing. Ealing Draft Development Management DPD Policy 7B (Design Amenity) states that new development must achieve a high standard of amenity for users and adjacent uses by ensuring good levels of daylight and sunlight, good levels of privacy, and positive visual impact.

No concern is raised with respect to the amenity impact of the proposed rear extensions on the neighbouring property to the west at no.3 Whitehall Gardens due to the existing two storey outrigger projection which runs along the shared boundary. As such, the proposed two storey rear extension would not unduly harm the amenity of neighbouring residents at no.3 regarding loss of outlook, light

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Page 199 of 272 Planning Committee 17/10/2018 Schedule Item 06 or create a sense of enclosure given it would not extend beyond the rear elevation of the adjoining outrigger.

As noted above, No. 3 located to the east of the application site, currently benefits from an outrigger extension adjacent to the boundary with 1 Whitehall Garden. The proposed ground floor rear extension would extend 2m from the original rear wall and therefore it is not considered that the proposal would result in any significant amenity impact upon No. 3. This is a reduction of 1m from the previously refused application which sought a projection of 3m.

The first-floor element would not protrude further than the rear outrigger, and would in part be recessed behind the existing outrigger at no. 3. As such the proposal would not have any significant impact on the sunlight of daylight of the adjoining eastern property. In terms of the first-floor roof terrace, this has been deleted from the scheme ensuring that there are no overlooking opportunities into neighbouring sites.

A roof terrace is proposed at second floor level above the first-floor roof. At second floor level, the terrace of a depth of 2.0m would be set back approximately 9.20m from the rear elevation of the single storey rear extension and set in approximately from the common boundary with 3 Whitehall Gardens and approximately 7.0m from the eastern boundary to the site (Hillcrest Road). The design proposed seeks reduce any direct and oblique viewing into the gardens of the adjoining sites with both the setbacks and privacy screens.

To the rear the separation distance is considered to mitigate any impact associated with rear facing glazing and terraces. Whilst the view would be unobstructed, the proposed development would be located 25 metres plus from the properties to the rear (King Edwards Gardens) ensuring no adverse amenity impact on these properties. Therefore, overlooking would not increase to unacceptable levels and therefore the proposals would be considered to give rise to the loss of privacy to neighbouring sites.

There are two first floor windows located within the existing side elevation, which face nos. 8 – 14 Hillcrest Road. The proposal seeks the addition of a further two windows to this side elevation. These windows would be obscured glazed, as per drawing: SO-848-04 Rev B; due to serving non-habitable rooms (bathrooms/en-suites) and would be set a minimum of 11m plus from the rear elevation of properties on Hillcrest Road. It is therefore recommended that these obscured windows to mitigate concerns of overlooking into windows and private amenity space of properties on Hillcrest Road is secured by condition.

As the properties comprise of west facing gardens it is considered that the proposal would not result in an unacceptable loss of daylight/sunlight to No. 8 – 14 Hillcrest Road, given the subject site is located to the west those properties. The proposed side extension has been setback from the common boundary by at least 1m and with a height of 3m, would not have any unreasonable visual impact. The proposed first floor side extension would remain set in by between 1.6m – 2.6m from the boundary (11.1 – 12.1 from the rear façade) and would extend for a limited depth of 6m. It is not considered that the proposed side/rear extension would result in any significant amenity impact upon No. 8 – 14 Hillcrest Road in terms of loss of light and overshadowing, outlook or an increased sense of enclosure given the separation proposed.

Separation Distance Summary: North (2 Whitehall Gardens) No change from existing relationship South (51 – 55 King Edwards Gardens) 25m - 27m from the rear façade to ground floor level

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30m from the rear façade to first floor level East (8 – 14 Hillcrest Road) 11m – 12m from the rear façade to side flank wall West (3 Whitehall Gardens) The proposed development would protrude 2m beyond the rear outrigger at ground floor level

Given the above, it is not considered that the proposal would result in any unacceptable impacts on the amenities of nearby occupiers in terms of visual intrusion, noise and disturbance, loss of light and privacy, in accordance with policy 7B of the Ealing Development Management Development Plan 2013 and the National Planning Policy Framework.

Quality and layout of proposed living accommodation

London Plan policy 3.5 ‘Quality and Design of Housing Developments’ and Ealing Local Variation to London Plan policy 3.5 provides that housing developments should be of the highest quality internally and externally.

Residential proposals should accord with the London Plan 2016 standards on internal space, layout. The table below sets out the minimum space standards required for new dwellings by the Technical Housing Standards- Nationally Described Space Standard by the Department of Local Government and Communities. The table sets out the areas of the proposed units:

Unit Dwelling Type Proposed floor area Technical Housing Number (bedroom (sq m) Standards- Nationally (b)/persons (p)) Described Space Standard Requirement (sq m) 1 2 bed 3 person 61 61

2 2 bed 4 person 74 70

3 2 bed 3 person 65 61

4 1 bed 2 person 68 58

It is clear from the table above that all proposed flats would meet the technical standards. It is therefore considered that the proposed internal floor spaces of the units would be acceptable and is would offer sufficient the living conditions of future occupiers. In terms of the layouts, all habitable rooms would have access to good levels of natural light and opportunity for natural ventilation. The proposal would provide minimum bedroom sizes and living-dining/kitchen room sizes that comply with the minimum standards of the London Plan 2016.

Taking the above into account, the proposed internal layout of all flats is considered to be appropriate and would be consistent with the criteria set down under London Plan (2016) policy 3.5 and 3.8 and policy 3.5 of the Ealing Development Management Development Plan 2013.

Outdoor (Amenity) Space

The Council’s planning guidance relating to the provision of amenity space is set out in policy 7D of the Ealing Development Management Development Plan (2013) which provide that a minimum of 5sqm of private outdoor space should be provided for 1-2 person dwellings and an extra 1sqm should be provided for each additional occupant.

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The Ealing DPD specifies that this minimum requirement set down in The London Plan should respond to the physical context, respecting the established local character and pattern of building, public space, landscape and topography and that typically it would equate to 15sqm per flat.

The ground floor rear unit [Flat 1] would have access to a private rear garden which would be well related to the internal accommodation. In addition, Flat 4 is a 1b2p flat and as such would have access to a private terrace at roof level. In terms of Flats 2 and 3, it is noted that both do not provide onsite private amenity area, however both would be able to access the communal rear garden. It is considered that as this is a conversion scheme it is constrained by the existing built form in terms of alterations to facilitate amenity space. However, it is understood that the flats themselves being 2 bed units which are in close proximity to public open space to the north (approx. 120m from Twyford Crescent Gardens as well as other open spaces nearby such as Woodlands Recreation Grounds, Ealing Common, Springfield Gardens and Twyford Avenue Sports Grounds) the provision of accessible communal space is acceptable. The proposal is therefore considered to be satisfactory in regard to amenity space.

The proposed development is, therefore, considered to be acceptable in the context of the objectives of the London Housing SPG and all other relevant adopted polices

Traffic and Parking

Policy 6.3 of the London Plan 2016 states that development proposals should ensure that development should not adversely affect safety on the transport network. Policy 6.13 provides that an appropriate balance should be struck between promoting new development and preventing excessive car parking and that in locations with high public transport accessibility, car-free developments should be promoted.

To address the lack of on-site car parking and to ensure that there would be no significant increase in parking pressure in the area as a result of the development, it has been recommended that the applicant be required to enter into a section 106 agreement to prevent the future occupiers of four flats from obtaining parking permits in the adjacent CPZ. The CPZ is Ealing Common G with restrictions Monday to Friday 9am – 10am and 3pm – 4pm. In addition to the restriction on parking permits, the applicant has agreed to ensure reinstate the kerb thus increasing the available street parking by one (of which none of the flats would be entitled to) and also provide all flats with membership to a car club.

While the applicant has submitted a parking survey with the application to support on-street parking, the planning inspector noted in the recent appeal that while “… the existing property comprises a large family dwelling house which would have parking demands of its own. However, occupiers living as a family are likely to share the demand for parking, combining trips and car use. This does not compare with occupiers living independently from each other within flats and each having individual transport demands. On this basis I do not consider the competition for parking associated with the existing dwelling to be comparable with that for the proposed development”. Having regard to this, it has been agreed with the applicant that none of the flats hereby proposed would be eligible for parking permits and this is supported by Council’s Transport Officer.

Policy 6.9 of the London Plan 2016 provides that developments should provide secure, integrated and accessible cycle parking facilities in line with the minimum standards set out in table 6.3 of the London Plan. The London Plan specifies 1 space should be provided for every studio or one bed unit and two spaces for every other unit. Therefore, 7 cycle parking spaces would be required on site. The proposal plans indicate that the cycle parking would be provided and could accommodate the required provision.

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It has been recommended that a condition be attached to secure the cycle provision and the reinstatement of the kerb as agreed with the applicant.

Environmental Health

London Plan Policy 7.15 ‘Reducing noise and enhancing soundscapes’ states developments should seek to reduce noise by minimising the existing and potential adverse impacts of noise on, from within, or in the vicinity of development proposals.

Given the location of the site in a residential area, noise mitigation conditions would not be required as part of any grant of permission. An informative would have been recommended advising the applicant to install ultra-low NOx boilers within the development including construction phase informatives had the application ben recommended for approval.

The proposal has one instance where like uses are not staked vertically, with Flat 1 bedroom below the living area of Flat 4. This is the only instance within this flat with the rest of the living area appropriately stacked as well as the bedroom to bathroom. No issue is raised as the Building Regulations require vertical and horizontal insulation of all newly created flats to ensure that noise impacts are mitigated and attenuated to achieve compliance with the standards set by the Building Regulations.

An insulation condition is recommended to ensure that appropriate noise mitigation measures are incorporated into the proposal to make the scheme acceptable in terms of noise between 1 and 3 Whitehall Gardens.

Refuse & Recycling

London Plan Policy 5.16 (Waste net self-sufficiency) seeks to minimize waste, exceeding recycling/composting levels in local authority collected of 45 percent by 2015, 50 per cent by 2020 and aspiring to achieve 60 per cent by 2031. London Plan Policy 5.16 (Waste Capacity) seeks proposals for waste management should be evaluated against minimising waste and achieving high reuse and recycling performance. Notwithstanding this, as part of delivering high quality design, refuse and recycling storage should not be an intrusive feature in the streetscape.

A dedicated refuse storage area has been provided within the building on the side of the site and provision.

Given this, it is considered that refuse and recycling storage provision for the proposal would be acceptable.

Community Infrastructure Levy

The Mayor’s Community Infrastructure Levy (CIL) was adopted on 1st April 2012. This introduced a charging system within Ealing of £35 (plus indexing) per square metres of gross internal floor area to be paid on the basis of the floorspace being created. The proposed increase in floor area is approximately 101 sqm and therefore would be liable for £4,961.68.

Conclusion:

On balance, it is considered that the proposal accords with the relevant National, Strategic and Local Planning policies and guidance and that approval could reasonably be granted in this case. The application is therefore recommended for approval subject to a legal agreement and appropriate

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Page 203 of 272 Planning Committee 17/10/2018 Schedule Item 06 conditions.

Fire Safety:

Large schemes may require a number of different consents before they can be built. Building Control approval needs to be obtained to certify that developments and alterations meet building regulation requirements. Highways agreement will be required for alterations to roads and footpaths. Various licences may be required for public houses, restaurants and elements of any scheme that constitutes a 'house in multiple occupation HMO)'.

Human Rights Act:

In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights.

You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report.

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Page 204 of 272 ITEM 07 - The Arches Business Centre Merrick Road Southall UB2 4AU

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Ref : 181380FUL

Address: THE ARCHES SITE, MERRICK ROAD, SOUTHALL, UB2

Ward: NORWOOD GREEN

Proposal: Application for demolition of existing structures and residential- led, mixed use redevelopment to provide four buildings ranging in height from 15 to 23 storeys comprising residential (575 units), 2,100 sq m of B1a office floorspace, 424 sq m of flexible commercial floorspace (Use Classes A1, A2, A3, B1a and D1), erection of a boundary wall along the railway line, along with landscaping, play and amenity space, cycle parking, servicing bays, plant and refuse areas, and new access arrangements.

Drawing numbers: DR-A-0011-Existing Site Plan, DR-A-2010-Existing Elevations, DR- A-0100-Proposed Site Plan Rev P1, DR-A-1000-GA Plan - Level 00 Rev P1, DR-A-1001-GA Plan - Level 01 Rev P1, DR-A-1002-GA Plan - Level 02 Rev P1, DR-A-1003-GA Plan - Level 03 Rev P1, DR-A- 1007-GA Plan - Level 07 Rev P1, DR-A-1012-GA Plan-Level 12 Rev P1, DR-A-1017-GA Plan - Level 17 Rev P1, DR-A-1020-GA Plan - Level 20 Rev P1, DR-A-1023-DR-A-1023-GA Plan - Level 23 Rev P1, DR-A-2100-GA Elevation North Rev P1, DR-A-2101-GA Elevation South Rev P1, DR-A-2102-GA Elevation East Rev P1, DR-A-2103- GA Elevation West Rev P1, DR-A-2104-GA Elevation Building 1 East_West Rev P1, DR-A-2105-GA Elevation Building 2 East_West Rev P1, DR-A-2106-GA Elevation Building 3 East_West Rev P1, DR-A-2107-GA Elevation Building 4 East_West Rev P1, DR-A- 3111-GA Section–Long Section Rev P1, 1305-HED-SW-02-DR-L- 0002 Rev P01 Landscape Masterplan–2nd Floor, 1305-HED-SW- GF-DR-L-0001 Rev P01 Landscape Masterplan – Ground Floor, 1305-HED-SW-ZZ-DR-L-0003 Rev P01 Landscape Masterplan – Roof, DR-A-4101 Rev P2, DR-A-4102 Rev P1, DR-A-4103 Rev P1, DR-A-4104 Rev P1, DR-A-4105 Rev P1, DR-A-4121, DR-A-4122, DR- A-4123, DR-A-4124, DR-A-4125, DR-A-4126, DR-A-4127, DR-A- 4128, DR-A-4129, DR-A-4130, DR-A-4131.

Supporting Documents: Updated Schedule of Accommodation Rev 6 (September 2018), Design & Access Statement (March 2018), Design & Access Statement Addendum (August 2018), Updated Townscape and Visual Impact Assessment (August 2018), Heritage Statement (March 2018), Archaeology Report (March 2018), Commercial Assessment (March 2018) and Affordable Workspace Letter (August 2018), Aviation Assessment (March 2018), Noise Assessment (March 2018), Updated Flood Risk Assessment (August 2018), Updated Transport Assessment (August 2018), Updated Travel Plan (August 2018), Updated Delivery and Servicing Plan (August 2018), Updated Construction Logistics Plan (August 2018), Updated Energy and Overheating Assessment (August 2018), Updated Sustainability Report

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(August 2018), Utilities Statement, (March 2018), Fire Strategy (March 2018), Updated Air Quality Assessment, (August 2018), Updated Daylight, Sunlight and Overshadowing Assessments (internal) (August 2018), Daylight, Sunlight and Overshadowing Assessments (external) (January 2018), Wind and Microclimate Report (March 2018) and Update Note (August 2018), Ground Investigation Report (March 2018), Extended Phase 1 Habitat Survey Report (March 2018), Fire Strategy (March 2018), Utilities Statement (March 2018), Aviation Safeguarding Assessment (March 2018), Updated Arboricultural Impact Assessment (August 2018).

Type of Application: Full Major

Application Received: 29/3/2018 Revised: 03/8/2018

Report by: John Robertson

Recommendation: Grant with conditions subject to Stage II referral to the Mayor of London, completion of a S106 agreement, a Section 278 agreement and a Section 38 agreement, and subject to conditions of consent. This permission would also be subject to a Community Infrastructure Levy payment to the Greater London Authority (GLA).

Executive Summary:

This application seeks permission for mixed use redevelopment of this existing employment site. The site is designated as a development site SOU6 in the adopted local plan and it falls within an opportunity area identified by the Southall Opportunity Planning Framework.

The application proposes demolition of existing, locally listed structures on the site and redevelopment to provide 575 residential units, 2,100 sq m of B1a office space and 318 sq m of flexible commercial floorspace within a development comprising four separate buildings of between 15 and 23 storeys. The development would be car free but with 926 cycle parking spaces and two dedicated servicing bays on Merrick Road. Communal gardens and public realm space would be provided on the Merrick Road frontage and landscaping, play and amenity space areas within the site. 35% of all residential units by habitable rooms would be affordable, with a tenure split of 15% London Living Rent, 15% London Affordable Rent and 70% Shared Ownership.

The current scheme is the result of extensive pre-application consultation with officers of Ealing Council, the GLA and TfL. It was significantly revised in August 2018 to address comments in the GLA Stage 1 Report. This resulted in an increase in affordable housing units, and an increased proportion of affordable rented units. The number and size of commercial units and the active ground floor street frontage of the scheme were also increased. In addition, important design changes included a more vertical emphasis to the main elevations, greater variety of facade material colours and textures, changes to the tops of the buildings to give a better termination at high level and more variety between buildings, changes to balcony locations and designs to give more transparency and lightness to side elevations and greater differentiation between buildings, different colours and different fenestration to buildings 1/4 and 2/3 to give greater distinction in the building facades.

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The site has an accessible location and the development would be car-free. A planning obligation will restrict car parking permits in any future CPZ, which would contribute towards the use of more sustainable modes of transport by occupiers of the development.

The scheme would provide shops, cafes and other commercial units on the ground floor frontage to Merrick Road, high quality office space on the first floor and residential units that comply with current standards. It would contribute to meeting housing demand and to regenerating this opportunity area of Southall. It would not, as a result of its scale, bulk and massing, be harmful to adjoining developments and occupiers, to visual amenity or to the local environment.

The external design of the building would respect its urban context and have a positive relationship with the streetscene, neighbouring buildings and the surrounding area as a whole. Following comments from the GLA, the design has been significantly revised to give a more vertical emphasis to the buildings, a greater active ground floor frontage, greater variety in facade material colours and textures, better termination to the tops of the buildings, changes to balcony designs and positions to give more transparency and lightness to side elevations and greater differentiation between buildings, as well as changes to the colours of buildings and different fenestration to give greater distinction between building facades. Following this, the scale of the building and the design approach are considered to be of good quality, and to complement other developments in this area.

The development would not have significant impacts on the amenity and living/working conditions of the great majority of adjoining occupiers due to the distances involved between it and both proposed and existing developments in the surrounding area. Subject to further measures required by planning conditions, the proposed residential units would provide adequate environmental conditions and adequate living conditions in terms of floor space, layout and visual outlook.

While the development lies within an area of open space deficiency and, because of its large number of units and limited site area, is unable to provide sufficient outdoor amenity space to meet required standards, S106 contributions towards improvement of local open space and children’s play space will be secured to mitigate this deficiency.

The proposed development would provide high standards in terms of sustainable design and construction including high energy and water efficiency measures, low emission levels, and a Central Heating & Power (CHP) plant. Potential impacts with regard to air quality, noise and land contamination can be adequately dealt with by the conditions proposed.

Transport Services have assessed potential implications of the development for the highway network in the locality, and consider it acceptable subject to conditions and financial contributions towards the pedestrian/cycle bridge, review and potential extension of existing CPZs, public realm improvements to the South Road/Merrick Road junction, and pedestrian safety improvements to Merrick Road/Healum Avenue.

The site is located in an area of good public transport accessibility and, with the conditions and planning obligations agreed, including a restriction on resident parking permits, any potential impacts arising from the proposal will be satisfactorily mitigated.

Overall, the scheme will provide a number of planning and regeneration benefits including a large increase in the housing stock, 174 affordable units, and in excess of £4.4 million in S106 and CIL contributions towards infrastructure and open space in the area.

In light of the above considerations, it is considered that the proposed development is consistent with the aims of the relevant policies of the adopted the Ealing Core Strategy (2012), The London Plan Page 3 of 66

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(2016), Relevant Supplementary Planning Guidance, the National Planning Policy Framework (2018), the Ealing Development Management Development Plan Document (2013), the Development Sites DPD (2013) and the Southall Opportunity Planning Framework (2014). As such, it is recommended for conditional approval subject to S106, S38 and S278 legal agreements.

Plan of Surrounding Context

Arches Development - North Elevation

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Recommendation:

That the committee GRANT planning permission subject to Stage II referral to the Mayor of London, and the satisfactory completion of: i) a Section 278 Agreement and section 38 Agreement under the Highways Act 1980 to secure:

 reinstatement of all vehicle crossovers in front of the site to footway;  transfer of land to the Council to facilitate continuation of the public footway along the southern perimeter of the site;  funding by the applicant of maximum stay limits on the proposed loading bays. ii) a legal agreement under section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the items set out below:

Heads of Terms

The proposed financial contributions to be secured through a S106 Agreement are set out below.

Financial Contribution Heading Proposed Contributions

Education infrastructure £700,000 Healthcare provision £800,000 Air Quality Monitoring £19,000 Bus Service Improvements £500,000 Pedestrian & Cycle Bridge £600,000 South Road/Merrick Road Public Realm Improvements £300,000 Merrick Road/Healum Avenue Pedestrian Safety £100,000 Improvements CPZ Review and Extension £20,000 Pedestrian and cycle safety improvements including £100,000 Quietway routes Travel Plan Monitoring £5,000 Tree planting £50,000 Open space £100,000 Children’s Playspace £49,130 Apprentice and Local Labour Scheme £40,000 Renewable and Low Carbon Energy Monitoring £9,295 Free car club membership to residents of the development for a minimum period of two years £75,333

Total Contributions £3,467,758*

* Excludes the carbon offset payment, funding for the on-street car club bays,

 Affordable Housing provision of 35% of habitable rooms;

 Participation in an Apprentice and Placement Scheme. The Apprentice and Placement Scheme shall provide opportunities across the development, including the construction, design and post

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construction management of the development. Details of the Apprentice and Placement Scheme including the number of placements details shall be agreed with the Council;

 Restriction of Parking Permits - all the units shall be precluded from obtaining a parking permit and visitor parking vouchers to park within the surrounding Controlled Parking Zones and future CPZ’s in the area;

 funding by the applicant of two new on-street car club bays;

 Additional Contribution for Carbon Dioxide Offsetting (carbon shortfall calculated at current rate of £60 per tonne of carbon for 30 years in the event that the CO2 emissions of the development, including both residential and non-residential, cannot be achieved onsite);

 The developer not to occupy the development until they have provided an Energy Centre in accordance with the Planning Application that is supplying all domestic and non-domestic units within the development with heating, hot water and where possible, cooling requirements;

 the developer to submit to the Council for its written approval a comprehensive Heating Supply Options Study within six months from identifying a Qualifying Heat Network Operator (QHNO) or within six months following notification from the Council that a QHNO has been identified;

 If the Heating Supply Options Study concludes that connection of the development to a Qualifying Heat Network (QHN) is not feasible or viable then the developer shall provide a future connection to the QHN by means of a safeguarding provision;

 Passive provision through the public realm area between Blocks 3 and 4 of the development to facilitate access to the southernmost rail lines currently identified for the Brentford-Southall rail link;

 Implementation of the Travel Plan;

 All contributions to be index linked;

 Payment of the Council’s reasonable Legal and other professional costs in preparing and completing the agreement. AND

That the grant of planning permission be subject to the following conditions:

Conditions/Reasons:

1. Time Limit 3 years - Full Permission

The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended).

2. Approved Plans and Documents

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The development hereby approved shall be carried out in accordance with drawing title numbers: DR-A-0011-Existing Site Plan, DR-A-2010-Existing Elevations, DR-A-0100-Proposed Site Plan Rev P1, DR-A-1000-GA Plan - Level 00 Rev P1, DR-A-1001-GA Plan - Level 01 Rev P1, DR-A-1002-GA Plan - Level 02 Rev P1, DR-A-1003-GA Plan - Level 03 Rev P1, DR-A-1007-GA Plan - Level 07 Rev P1, DR- A-1012-GA Plan-Level 12 Rev P1, DR-A-1017-GA Plan - Level 17 Rev P1, DR-A-1020-GA Plan - Level 20 Rev P1, DR-A-1023-DR-A-1023-GA Plan - Level 23 Rev P1, DR-A-2100-GA Elevation North Rev P1, DR-A-2101-GA Elevation South Rev P1, DR-A-2102-GA Elevation East Rev P1, DR-A-2103-GA Elevation West Rev P1, DR-A-2104-GA Elevation Building 1 East_West Rev P1, DR-A-2105-GA Elevation Building 2 East_West Rev P1, DR-A-2106-GA Elevation Building 3 East_West Rev P1, DR- A-2107-GA Elevation Building 4 East_West Rev P1, DR-A-3111-GA Section–Long Section Rev P1, 1305-HED-SW-02-DR-L-0002 Rev P01 Landscape Masterplan–2nd Floor, 1305-HED-SW-GF-DR-L- 0001 Rev P01 Landscape Masterplan – Ground Floor, 1305-HED-SW-ZZ-DR-L-0003 Rev P01 Landscape Masterplan – Roof, DR-A-4101 Rev P2, DR-A-4102 Rev P1, DR-A-4103 Rev P1, DR-A- 4104 Rev P1, DR-A-4105 Rev P1, DR-A-4121, DR-A-4122, DR-A-4123, DR-A-4124, DR-A-4125, DR- A-4126, DR-A-4127, DR-A-4128, DR-A-4129, DR-A-4130, DR-A-4131, and the following documents:

Updated Schedule of Accommodation Rev 6 (September 2018), Design & Access Statement (March 2018), Design & Access Statement Addendum (August 2018), Updated Townscape and Visual Impact Assessment (August 2018), Heritage Statement (March 2018), Archaeology Report (March 2018), Commercial Assessment (March 2018) and Affordable Workspace Letter (August 2018), Aviation Assessment (March 2018), Noise Assessment (March 2018), Updated Flood Risk Assessment (August 2018), Updated Transport Assessment (August 2018), Updated Travel Plan (August 2018), Updated Delivery and Servicing Plan (August 2018), Updated Construction Logistics Plan (August 2018), Updated Energy and Overheating Assessment (August 2018), Updated Sustainability Report (August 2018), Utilities Statement, (March 2018), Fire Strategy (March 2018), Updated Air Quality Assessment, (August 2018), Updated Daylight, Sunlight and Overshadowing Assessments (internal) (August 2018), Daylight, Sunlight and Overshadowing Assessments (external) (January 2018), Wind and Microclimate Report (March 2018) and Update Note (August 2018), Ground Investigation Report (March 2018), Extended Phase 1 Habitat Survey Report (March 2018), Fire Strategy (March 2018), Utilities Statement (March 2018), Aviation Safeguarding Assessment (March 2018), Updated Arboricultural Impact Assessment (August 2018).

Reason: For the avoidance of doubt, and in the interests of proper planning.

3. Details of Materials - Building

Details of the materials and finishes to be used for all external surfaces of the building hereby approved shall be submitted to and approved in writing by the local planning authority before any part of the super structure is commenced and this condition shall apply notwithstanding any indications as to these matters which have been given in this application. The development shall be implemented only in accordance with these approved details.

Reason: To ensure that the materials and finishes are of high quality and contribute positively to the visual amenity of the locality in accordance with policies 1.1 (h) (g), 1.2(h), 2.1(c) and 2.10 of the Ealing Core Strategy (2012), policies ELV 7.4 and 7B of the Ealing Development Management Development Plan Document (2013), policies 7.4 and 7.6 of the London Plan (2016) and the National Planning Policy Framework (2018).

4. Hard/ Soft Landscaping and Boundary Treatment

Details of hard/soft landscape works and boundary treatments for the buildings and northern boundary wall shall be submitted to and approved in writing by the local planning authority before any part of the Page 7 of 66

Page 213 of 272 Planning Committee 17/10/2018 Schedule Item 07 super structure is commenced and this condition shall apply notwithstanding any indications as to these matters which have been given in this application. The scheme shall include comprehensive details of the full planting specifications (size, species and numbers), the positions of all planting, ground preparation for tree planting, and staking/tying methods where applicable. The development shall be implemented only in accordance with these approved details. Any trees or other plants which die or are removed within the first five years following the implementation of the landscaping scheme shall be replaced during the next planting season.

Reason: To ensure that the development is landscaped in the interests of the visual character and appearance of the area and residential amenity of prospective occupiers, and in accordance with policies 3.5, 7.4, and 7.21 of the London Plan (2016), policies 1.1 (h) (g), 1.2 (f), 2.1(b) and 2.10 of the Ealing Core Strategy (2012), policies ELV 7.4 and 7B of the Ealing Development Management Development Plan Document (2013) and the National Planning Policy Framework.

5. Landscape Management Plan

Details of a Landscape Management Plan shall be submitted to and approved in writing by the local planning authority prior to the first occupation or use of the flats hereby approved. The development shall be implemented only in accordance with these approved details and retained thereafter.

6. Play equipment

Details of design, layout and provision of play equipment within the informal play areas on the communal roofs shall be submitted to and approved in writing by the local planning authority prior to the first occupation or use of the flats hereby approved. The development shall be implemented only as approved and retained thereafter.

Reason: To ensure that there is suitable provision for childrens play facilities within the site in accordance with policies 1.1 (e), 2.1 (c) of the Ealing Core Strategy (2012), policies ELV 3.5 and 7D of the Ealing Development Management Development Plan Document (2013), policies 3.5, and 3.6 of the London Plan (2016), the London Plan SPG on Chidren's Play and Recreation, and the National Planning Policy Framework (2018).

7. Demolition & Construction Management Plan

Prior to commencement of the development hereby approved, a demolition method statement and a construction management plan shall be submitted to and approved in writing by the Council. Details shall include control measures for dust, noise, vibration, lighting, delivery locations, restriction of hours of work and all associated activities audible beyond the site boundary to 0800-1800hrs Mondays to Fridays and 0800 -1300 hrs on Saturdays, advance notification to immediate neighbours on Merrick Road of proposed works and public display of contact details including accessible phone contact to persons responsible for the site works for the duration of the works. Approved details shall be implemented throughout the project period.

Reason: To protect the amenity of neighbouring occupiers, to ensure adequate highway and site safety in accordance with policies 1.1(e)(j) and 2.1(c) of the Ealing Core Strategy (2012), policies 6.3, Page 8 of 66

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6.13, 7.13, 7.14 and 7.15 of the London Plan (2016), the National Planning Policy Framework (2018), Greater London Authority Best Practice Guidance 'The Control of Dust and Emissions from Construction and Demolition (2006), BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise.

8. Size of servicing vehicles

The size of vehicles servicing the development shall be limited to 10m rigid lorries.

Reason: In the interests of highway/pedestrian safety and an appropriate operation of the development in accordance with policies 1.1(e) (j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policies 6.11, 6.12 and 6.13 of the London Plan (2016), and the National Planning Policy Framework (2018).

9. Cycle Parking

The approved cycle parking facilities shall be fully implemented in accordance with Council standards and as shown on approved plan DR-A-1000 Rev P1 and made operational before the first occupation of the development, and permanently retained thereafter.

Reason: To promote sustainable patterns of transport, in accordance with section 4 of the National Planning Policy Framework, policies 6.3, 6.9, 6.11 and 6.13 of the London Plan 2016.

10. Cycle Management Plan

Details of a Cycle Management Plan shall be submitted to and approved in writing by the local planning authority prior to the first occupation or use of the flats hereby approved. The development shall be implemented only in accordance with these approved details and retained thereafter.

Reason: To promote sustainable patterns of transport, in accordance with section 4 of the National Planning Policy Framework, policies 6.3, 6.9, 6.11 and 6.13 of the London Plan 2016.

11. Travel Plan

A revised Green Travel Plan designed to manage the transport needs of the occupiers of the development, including measures to minimise car useage and promote alternative modes of transport, shall be submitted to the Local Planning Authority before the first occupation of the development, and the approved Green Travel Plan shall be fully implemented in compliance with the approved document.

Reason: To promote sustainable patterns of transport to safeguard the living and working conditions of local people and in the interest of highway and pedestrian safety, in accordance with section 4 of the National Planning Policy Framework, policies 6.3, 6.11 and 6.13 of the London Plan (2016) and policies 1.1 (f) (g) of the Ealing’s Development (Core) Strategy 2026.

12. Delivery/Servicing Plan

An updated delivery and servicing plan (DSP) for the different uses of the development detailing servicing arrangements, times and frequency and operational details of the layby shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development. The servicing of the development shall be operated strictly in accordance with the details so approved, shall be maintained as such thereafter and no change therefrom shall take place without the prior

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Page 215 of 272 Planning Committee 17/10/2018 Schedule Item 07 written consent of the Local Planning Authority obtained through the submission of a planning application.

Reason: To ensure that the amenity of occupiers of the development site and surrounding premises is not adversely affected by noise, and that resulting servicing arrangements are satisfactory in terms of their impact on highway safety and the free-flow of traffic in accordance with policies: 6.7 and 6.13 of the London Plan (2016).

13. Deliveries/collections times

Deliveries to and collections from, including waste, the office and commercial units hereby approved shall only take place during the period 0700 – 1800 hrs on Monday to Saturday, at no times on Sunday and Public Holidays.

Reason: To protect the living conditions of neighbouring properties in accordance with policies 1.1(e) (g) and 2.1 (c) and 2.10 of the Ealing Core Strategy (2012), policies 7.A of the Ealing Development Management Development Plan Document (2013), policies 4.7, 7.1 and 7.15 of the London Plan (2016), and the National Planning Policy Framework (2018).

14. Sustainable Design and Construction Standards

A) Upon the first occupation of each residential unit within the approved development, the approved dwellings shall incorporate sustainability measures as detailed in the approved Sustainability Statement Rev06 (22 March 2018) prepared by Hoare Lea.

B) Upon the first use of each non-residential unit within the approved development, the approved non-residential spaces shall incorporate sustainability measures as detailed in the approved Sustainability Statement Rev06 prepared by Hoare Lea.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan 2016, policies LV5.2 and 7A of Ealing’s Development Management DPD 2013, and policies 1.1(k) and 1.2(f) of Ealing’s Development (Core) Strategy 2012.

15. BREEAM Standards

Each non-residential unit proposed within the approved development should be registered with the Building Research Establishment (BRE), achieve BREEAM Rating Very Good and make reasonable endeavours to achieve Excellent (based on BREEAM 2014).

A) Within 3 months of the completion of each non-residential unit of the development, evidence that the development is registered with Building Research Establishment (BRE) under the 2014 BREEAM Technical Guidance and Interim BREEAM Assessment and related Certification verified by the BRE shall be submitted to the Local Planning Authority for written approval.

B) Within 3 months of the completion of each non-residential unit of the development, evidence that the development is registered with Building Research Establishment (BRE) under the 2014 BREEAM Technical Guidance and Interim BREEAM Assessment and related Certification verified by the BRE shall be submitted to the Local Planning Authority for written approval.

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Following any approval of a 'Post Construction Stage' assessment and certificate of the development, the approved measures and technologies to achieve the BREEAM Very Good or higher standard shall be retained in working order for the lifetime of the development.

16. Ultra-Low gas boilers

All boilers accommodated in the plant rooms, if available, to serve the energy requirements of the development, should use Ultra low-NOx boilers with maximum NOx Emissions of under 0.04 g/kWh. The development shall be carried out in accordance with the approved details.

Reason: In the interests of the living conditions of the future occupiers of the site in accordance with policies 1.1 and 1.2 of the Ealing Development (Core) Strategy (2012), policies 7A & 7B of the Ealing Development Management Development Plan Document (2013), policy 7.14 of The London Plan (2016), and the National Planning Policy Framework (2018).

17. Water Efficiency

A. Prior to occupation of each residential unit within the development, the approved dwellings shall incorporate and maintain water saving measures that will meet water efficiency standards with a maximum water use target of 105 litres of water per person per day. B. Prior to occupation of each non-residential unit within the development, the approved non- residential unit shall incorporate and maintain water saving measures that will reduce the water consumption as detailed in the approved Sustainability Statement Rev06 prepared by Hoare Lea.

Reason: To ensure the sustainable use of water, in accordance with the approved sustainability statement and policy 5.15 of the London Plan 2016.

18. Overheating and Cooling for the non-residential units

Prior to occupation of each non-residential unit, the details of the dynamic thermal modelling, being applied to each non-residential unit proposed using the guidance and criteria provided in CIBSE TM49 & TM52 and demonstrating how these units perform against and even exceed the overheating criteria, shall be submitted to the Local Planning Authority for written approval. The details of any additional measures to be incorporated into each non-residential unit to minimise the risk of overheating (without active cooling first) shall also be submitted and evidence that these measures can and will be incorporated into the development if the dynamic thermal modelling demonstrates that overheating would occur. Compliance with Criterion 3 of the Building Regulations should also be demonstrated. Each non-residential unit shall thereafter be provided in accordance with the approved details.

Reason: To ensure that each non-residential unit within the development hereby approved is energy efficient and to reduce the risk of overheating in line with policy 5.9 of the London Plan 2016, the adopted Ealing Development (Core) Strategy 2026 (3rd April 2012) and the Ealing Development Management DPD (December 2013).

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19. Overheating and Cooling for dwellings

Prior to occupation of the residential units, measures to prevent overheating shall be installed to comply with the overheating recommendations within the Updated Energy and Overheating Assessment Rev 06 (August 2018) and with Criterion 3 of the Building Regulations. These measures shall thereafter be permanently retained.

Reason: To ensure that the residential component of the development hereby approved is energy efficient and to reduce the risk of overheating in line with policy 5.9 of the London Plan 2016, the adopted Ealing Development (Core) Strategy 2026 (3rd April 2012) and Ealing Development Management DPD (December 2013).

20. Energy Centre / temporary plant rooms – district heating

Within six months of completion of the casting of the ground floor/podium slab on the approved development including residential and non-residential components, the following details should be submitted to the Local Planning Authority for written approval: a) Evidence of investigation of ways of heat imported to the site and briefings of discussions with neighbouring developers in Southall East; b) details of the plant room(s), including size, layout and location, size of boilers and thermal stores (if available); c) Details of the combined heating and power (CHP) system, if available, including technical information such as operational data and operational performance, costs and QI rating, monthly demand profiles for heating and hot water demand, analysis used to determine size of CHP, specification and operation/management strategy; flue location, height and design; d) details of the pipe network (including the size and route, flow and return temperatures, total length of the heat network in metres (flow and return) distribution and transmission, diagram route, total plant heating capacity, total heat generated, total heat supplied to premises) for the connection of all domestic and non-domestic elements into the onsite district heating network. e) details of schematic of the site wide heat network showing all apartments and non-residential units connected into it. f) details of the floor plan showing the layout of the plant in the energy centre and how it is designed to facilitate connection to an offsite heat network. g) details of the HIU including specifications, type and efficiency h) demonstration of the installation of a point of external connection leading to the edge of the site i) The CHP units (if available) accommodated in the on-site energy centre, to serve the energy requirements of the development should be of low-NOx with maximum NOx Emissions that are compliant with the NOx (g/m²) benchmarks as set out at Appendix 7 of the Mayor’s Sustainable Design and Construction SPG. j) details to demonstrate that the district heating network shall be designed in accordance with Heat Networks: Code of Practice for the UK. The development shall be carried out in accordance with the approved details.

Reason: To ensure that the development energy plant room that the proposed development is designed in a manner which allows for the future connection to an offsite district heat network, and to ensure that the development contributes to reducing the use of fossil fuel or other primary energy generation capacity, and to reduce emissions of greenhouse gases in accordance with policies 5.3, 5.5 and 5.6 of the London Plan 2016, policies 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2012, policy LV5.2 of Ealing’s Development Management DPD, and the Mayor’s Sustainable Design and Construction SPG.

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21. Energy Strategy for residential

A) Notwithstanding the information submitted with the application, within 6 months after the commencement of the substructure works of the residential units within the development, a revised report, which includes full details and drawings of the energy saving measures that are to be incorporated into the residential component of the development which demonstrates whether all dwellings hereby approved will achieve zero carbon in regulated CO2 emissions over and beyond Building Regulations Part L 2013 shall be submitted to, and approved in writing by the local planning authority. Compliance with the emissions saving target may be shown based on the calculation of carbon savings at the time that the dwellings are connected to any area wide heat network. The Energy Strategy should be based on the residential units exceeding 2013 Building Regulations compliance through energy efficiency alone. Other energy uses not covered by Building Regulations (un-regulated) should be also included and measures to reduce them should be demonstrated. B) Within three-months of the first occupation of all dwellings in the approved development, Energy Performance Certificates [EPC’s], detailed modelling output reports showing clearly the DER and TER from the “as built stage” to confirm compliance in terms of savings achieved through energy efficiency measures should be also submitted for written approval by the Local Authority. C) Within three-months of the practical completion of the dwellings, technical information and evidence that the renewable/low carbon technologies are certified under the Microgeneration Certification Scheme (MSC) and, if appropriate, complies with the Enhanced Capital Allowances (ECS) product criteria should be submitted. The development shall be carried out strictly in accordance with the details so approved.

Reason: To ensure that the dwellings within the development hereby approved are energy efficient and to contribute to the avoidance of need for new fossil fuel or other primary energy generation capacity and to reduce emissions of greenhouse gases and to minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan 2016, policies 1.1(e), 1.1(j), 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2012, policies LV5.2 and 7A of Ealing’s Development Management DPD, and the Mayor’s Sustainable Design and Construction SPG.

22. Energy Strategy for non-residential units

A) Notwithstanding the information submitted with the application, within 6 months after the commencement of the substructure works of the non-residential units within the development, a revised report, which includes full details and drawings of the energy saving measures that are to be incorporated into each non-residential unit of the development to demonstrate that the non- residential units hereby approved will achieve an overall minimum reduction in regulated carbon dioxide emissions by 35% over and beyond Building Regulations Part L 2013 shall be submitted to, and approved in writing by the local planning authority. The Energy Strategy should be based on the provision of connection to the communal heating system (for domestic hot water provision), and details for how this will be facilitated should be demonstrated. Other energy uses not covered by Building Regulations (un-regulated) should be also included and measures to reduce them should be demonstrated (but not contributed towards the zero carbon target). B) Within three-months of the first use of each non-residential unit in the approved development, Energy Performance Certificates [EPC’s], detailed modelling output reports showing clearly the BER and TER from the “as built stage” to confirm compliance in terms of savings achieved through energy efficiency measures should be also submitted for written approval by the Local Authority. C) Within three-months of the practical completion of each non-residential unit, technical information and evidence that the renewable/low carbon technologies are certified under the Microgeneration Certification Scheme (MSC) and, if appropriate, complies with the Enhanced Capital Allowances (ECS) product criteria should be submitted. Page 13 of 66

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The development shall be carried out strictly in accordance with the details so approved.

Reason: To ensure that each non-residential unit within the development hereby approved is energy efficient and to contribute to the avoidance of need for new fossil fuel or other primary energy generation capacity and to reduce emissions of greenhouse gases and to minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan 2016, policies 1.1(e), 1.1(j), 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2012, policies LV5.2 and 7A of Ealing’s Development Management DPD, and the Mayor’s Sustainable Design and Construction SPG.

23. Security features

Prior to occupation taking place, details of the security measures to be incorporated into the development shall be submitted to the Local Planning Authority for written approval. The details submitted shall incorporate as a minimum the following information: a) Location, access and design of post-boxes; b) Design, location and details of access restrictions to communal core entry systems; c) Confirmation that accessible windows and doors would meet the PAS 24 standards; d) Location and view-path of CCTV (where relevant); and e) Any other security features.

The agreed security features shall be installed and be operational prior to the first occupation of the relevant section of development.

Reason: To ensure that the adequate security features are incorporated into the development that are appropriate to the overall design of the buildings and are adequate to promote safety and security, in accordance with policies 7.3, 7.6 and 7.13 of the London Plan (2016), policy 1.1(e) and 1.1(h) of the Ealing adopted Development (or Core) Strategy 2012; and policies LV7.3 and 7B of the Ealing Development Management DPD (2013).

24.Transport and/or industrial noise sources

Prior to commencement of the superstructure, details shall be submitted to the Council for approval of the sound insulation of the building envelope including glazing specifications, and of acoustically attenuated mechanical ventilation and cooling as necessary (with air intake from the cleanest aspect of the building) to achieve internal room noise standards in accordance with the criteria of BS8233:2014. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

Reason: In the interests of the internal environment of the development and living conditions of future occupiers of the site and occupiers of nearby properties, in accordance with policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policies and 7.15 of the London Plan (2016), the National Planning Policy Framework (2018) and Interim guidance SPG 10 ‘Noise and Vibration’.

25. Separation of noise sensitive rooms in neighbouring flats

Prior to commencement of the superstructure, details shall be submitted to and approved in writing by the Council, of an enhanced sound insulation value DnT,w [and L’nT,w] of at least 5dB above the maximum Building Regulations value, for the floor/ceiling /wall structures separating different types of rooms/ uses in adjoining dwellings, namely a living room and kitchen above, below or adjacent to

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Page 220 of 272 Planning Committee 17/10/2018 Schedule Item 07 bedroom of separate dwelling. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

Reason: In the interests of the internal environment of the development and living conditions of future occupiers of the site, in accordance with policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policies and 7.15 of the London Plan (2016), the National Planning Policy Framework (2018) and Interim guidance SPG 10 ‘Noise and Vibration’.

26. External noise from machinery, extract/ ventilation ducting, mechanical gates, etc.

Prior to commencement of the of the superstructure, details shall be submitted to the Council for approval, of the external sound level emitted from plant/ machinery/ equipment and mitigation measures as appropriate. The measures shall ensure that the external sound level LAeq emitted from plant, machinery/ equipment will be lower than the lowest existing background sound level LA90 by at least 5 dBA in order to prevent any adverse impact on noise sensitive receivers in the surrounding area. The assessment shall be made in accordance with BS4142:2014 at the nearest and/or most affected noise sensitive premises, with all machinery operating together at maximum capacity. Details of any noise mitigation measures shall be submitted for approval. Approved details shall be implemented prior to use of plant/ machinery/ equipment and thereafter be permanently retained.

27. Anti-vibration mounts and silencing of machinery etc.

Prior to use, machinery, plant or equipment at the development shall be mounted with proprietary anti- vibration isolators and fan motors shall be vibration isolated from the casing and adequately silenced and maintained as such.

28. External doors and windows to remain shut

Commercial uses at the development site shall not commence until all external doors to the relevant premises have been fitted with self-closing devices, which shall be maintained in an operational condition and at no time shall any external door or windows be fixed in an open position.

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29. Separation of commercial and noise sensitive premises

Prior to commencement of the superstructure, details shall be submitted to and approved in writing by the Council, of the sound insulation of the floor/ ceiling/ walls separating the commercial part(s) of the premises from dwellings. Details shall demonstrate that the sound insulation achieves the criteria of BS8233:2014 within the dwellings/ noise sensitive premises with, where necessary, additional mitigation measures implemented to contain commercial noise within the commercial premises. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

30. Separation of communal facilities/plant etc. noise from noise sensitive premises

Prior to commencement of the development, details shall be submitted to and approved in writing by the Council, of the sound insulation of the floor/ ceiling/ walls separating the commercial parts of the premises from dwellings. Details shall demonstrate that the sound insulation achieves the criteria of BS8233:2014 within the dwellings/ noise sensitive premises, with additional mitigation measures implemented to contain commercial noise within the commercial premises where necessary. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.

31. Extraction and Odour Control system for non-domestic kitchens/ dry cleaners

Prior to occupation of any commercial unit with non-domestic kitchens/dry cleaning equipment, details shall be submitted to and approved in writing by the Council, of the installation, operation, and maintenance of any odour abatement equipment and extract system, including the height of the extract duct and vertical discharge outlet at least 1m above the eaves of the main building. Approved details shall be implemented prior to the commencement of the use and thereafter be permanently retained.

32. Fresh air ventilation to habitable rooms on first floor

Prior to the first occupation of the dwellings a ventilation system shall be implemented to provide fresh air to habitable rooms on the first floor of the development, with the air intake(s) to be located above first floor level and the ventilation system shall thereafter be permanently retained. Reason: In the interests of the living conditions of future occupiers of the site, in accordance with policies policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), and policies 7.14 of the London Plan (2016), and the National Planning Policy Framework (2018).

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33. Non-Road Mobile Machinery

All Non-Road Mobile Machinery (NRMM) to be used in the development site shall meet as a minimum the Stage IIIB emission criteria of Directive 97/68/EC and its subsequent amendments, unless it can be demonstrated that Stage IIIB equipment is not available. An inventory of all NRMM shall be registered on the NRMM register at https://nrmm.london/user-nrmm/register. All NRMM shall be regularly serviced and service logs kept on site for inspection. Records shall be kept on site detailing proof of emissions standards for all equipment.

Reason: In the interests of the living conditions of future occupiers of the site, in accordance with policies policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), and policies 7.14 of the London Plan (2016), and the National Planning Policy Framework (2018).

34. Building emissions

The development shall comply with current air quality neutral building emissions benchmarks for the residential and commercial uses hereby approved.

Reason: In the interests of improving air quality in the Borough, in accordance with policies policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), and policies 7.14 of the London Plan (2016), and the National Planning Policy Framework (2018) and Appendix 5 of the Sustainable Design and Construction (2014) Supplementary Planning Guidance, London Plan 2016.

35. Remediation Scheme

Prior to the commencement of development a detailed remediation scheme to bring the site to a condition suitable for the intended use shall be submitted to and subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, other than that required to carry out remediation works.

Reason: To ensure the land contamination issues are addressed in accordance with policy1.1 (j) of the adopted Local Development Framework (Core Strategy 2012), policy 5.21 of the London Plan 2015 and Ealing Local Variation to London Plan Policy 5.21 of the Ealing Development Management Development Plan 2013 and any amendments / updates.

36. Contaminated Land Verification Report

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be submitted to and approved in writing of the Local Planning Authority prior to first occupation of the development.

The verification report submitted shall be in accordance with current Environment Agency / industry best practice guidance.

Page 223 of 272 Planning Committee 17/10/2018 Schedule Item 07 and Ealing Local Variation to London Plan Policy 5.21 of the Ealing Development Management Development Plan 2013 and any amendments / updates.

37. External Lighting

External artificial lighting at the development shall not exceed lux levels of vertical illumination at neighbouring premises that are recommended by the Institution of Lighting Professionals in the ‘Guidance Notes For The Reduction Of Light Pollution 2011’. Lighting should be minimized and glare and sky glow should be prevented by correctly using, locating, aiming and shielding luminaires, in accordance with the Guidance Notes.

Reason: In the interests of the living conditions of occupiers of nearby properties and future occupiers of the site, in accordance with policies policy 1.1 (j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), and policies 7.1 of the London Plan (2016), and the National Planning Policy Framework (2018).

38. Office use class restriction

The office space hereby approved shall only be used for offices (Use Class B1a) and for no other purposes within the schedule to the Town and Country Planning (Use Classes) Order 2015 or in any provision equivalent to that class in any statutory instrument revoking and re-enacting that Order with or without modification), without the prior written permission of the Local Planning Authority obtained through the submission of a planning application.

Reason: To protect the vitality and viability of Southall Town Centre in accordance with policies 1.1 (a) (d), 1.2 (c), and 3.1 (b) of the Ealing Core Strategy (2012), policies 2.15, 4.1, 4.7 and 4.8 of The London Plan 2015 and section 1 and 2 of the National Planning Policy Framework.

39. Opening hours commercial units

The ground floor commercial/retail units hereby approved shall be opened to customers from 0800 to 2000 hrs Monday to Friday, 0800 to 1800 hrs on Saturday, at no times on Sundays and public holidays. All activity shall cease 30 minutes after closing times.

Reason: To protect the living conditions of neighbouring properties in accordance with policies 1.1(e) (g) (j) and 2.1 (c) and 2.10 of the Ealing Core Strategy (2012), policies ELV 7.A of the Ealing Development Management Development Plan Document (2013), policies 4.7, 7.1 and 7.15 of the London Plan (2015), and the National Planning Policy Framework (2018).

40. No masts/satellite dishes or external equipment

No microwave masts, antennae or satellite dishes or any other plant or equipment shall be installed on any elevation of the buildings hereby permitted without the prior written permission of the Local Planning Authority obtained through the submission of a planning application.

Reason: To safeguard the appearance of the buildings and the locality in the interests of visual amenity policies 1.1 (h) (g), 1.2(h), 2.1(c) and 2.10 of the Ealing Core Strategy (2012), policies ELV 7.4, 7B and 7C of the Ealing Development Management Development Plan Document (2013), policies 7.4, 7.6 and 7.8 of the London Plan (2016), section 7 and 12 of the National Planning Policy Framework (2018).

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41. Refuse Storage

Each of the refuse and recycling storage facilities hereby approved for the residential element shall be implemented and operational before the first occupation of the relevant residential section they would serve, and permanently retained thereafter. The commercial units shall be provided with refuse storage to accord with the local planning authority standards prior to its first occupation.

Reason: In the interests of the adequate disposal, storage and collection of waste and recycling, to protect the living conditions of occupiers of the area and in the interests of highway and pedestrian safety all in accordance with policies policies 1.1 (e) and 6.1 of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policy 5.16 of the London Plan (2016) and the National Planning Policy Framework (2018).

42. Passenger Lifts

All passenger lifts serving the residential units hereby approved shall be fully installed and operational prior to the first occupation of the relevant core of development served by a passenger lift.

Reason: To ensure that adequate access is provided to all floors of the development for all occupiers and visitors including those with disabilities, in accordance with policy 1.1(h) of the Ealing Core Strategy (2012), policies 3.8 and 7.2 of The London Plan (2016), and the National Planning Policy Framework (2018). 43. Detailed Drainage Design

Prior to commencement of development (excluding demolition and ground works) detailed drainage designs shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved drainage design.

Reason: Reason: To reduce flood risk in accordance with Principle 10 of the National Planning Policy Framework and Policies 5.12, 5.13 and 7.13 of the London Plan.

44. Drainage Maintenance Plan

Prior to first occupation of the development a maintenance plan for the drainage system (SUDS components) shall be submitted to and approved by the Local Planning Authority and the approved SUDS features shall be maintained and permanently retained thereafter.

Reason: To ensure that sufficient capacity is made available to cope with additional demand in the interest of environmental conditions in the locality, in accordance with policy 1.1 (e), 1.2 (m) and 6.1 of the Ealing Core Strategy (2012), policies 5.14 and 5.16 of The London Plan (2016), and the National Planning Policy Framework (2018).

45. Piling Method Statement

No piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling shall be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority and the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

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Reason: To ensure the integrity of underground water and sewerage utility infrastructure is not affected, in accordance with policy 1.1 (e), 1.2 (m) and 6.1 of the Ealing Core Strategy (2012), policies 5.14 and 5.16 of The London Plan (2016), and the National Planning Policy Framework (2018). The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

46. Former Lifetime homes standards

90% of the approved residential dwellings shall be designed and constructed to meet Approved Document M (Volume 1: Dwellings), Part M4(2)(Accessible and adaptable dwellings) of Building Regulations 2015, or other such relevant technical requirements in use at the time of the construction of the development.

Reason: To ensure that the development is adaptable, flexible, convenient and appropriate to the changing needs of the future occupiers, in accordance with policies 3.5, 3.8 and 3.9 of the London Plan (2016); and policy 1.1(h) of the Ealing Development (or Core) Strategy 2012.

47. Former Adaptable wheelchair housing

10% of the approved residential dwellings shall be designed and constructed to meet Approved Document M (Volume 1: Dwellings), Part M4(3) (Wheelchair user dwellings) of Building Regulations 2015, or other such relevant technical standards in use at the time of the construction of the development.

Reason: To ensure the provision of wheelchair housing in a timely fashion that would address the current unmet housing need; produce a sustainable mix of accommodation; and provide an appropriate choice and housing opportunity for wheelchair users and their families, in accordance with the objectives of policies: 3.5, 3.8 and 3.9 of the London Plan (2016); and policy 1.1(h) of the Ealing Development (or Core) Strategy 2012.

48. Radar Mitigation Scheme:

No construction apart from demolition and site clearance shall commence on site, until there has been submitted to and approved in writing by the Local Planning Authority and by the Radar Operator - NATS (En-route) plc, either:

- detailed plans for the proposed buildings in that individual phase, demonstrating that there would be no detrimental impact upon the operation of the Heathrow H10 SSR Radar; or,

- details of a ‘Radar Mitigation Scheme’ (including a timetable for its implementation during construction) to mitigate any detrimental impact upon the Heathrow H10 SSR Radar. The Radar Mitigation Scheme (RMS) shall thereafter be implemented and operated in accordance with the approved details.

Reason: In the interests of Air Traffic Safety, to ensure the development does not endanger the safe movement of aircraft or the safe operation of Heathrow Airport and of NATS En-route PLC, through interference with communication, navigational aids and surveillance equipment in accordance with the objectives of policies 6.6 and 7.7 of the London Plan (2016).

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49. Air Traffic Safety

Where a ‘Radar Mitigation Scheme’ has been required, no construction above 80m above ground level shall take place on site, unless the ‘Radar Mitigation Scheme’ has been implemented. Development shall not take place other than in complete accordance with such a scheme as so approved unless the planning authority and NATS (En-route) plc have given written consent for a variation.

Reason: In the interests of Air Traffic Safety, the safe operation of Heathrow Airport and of NATS En- route PLC, in accordance with the objectives of policies 6.6 and 7.7 of the London Plan (2016).

50. Crane Operator Plan:

No construction work which requires a crane shall commence on site until the developer has agreed a “Crane Operation Plan” which has been submitted to and has been approved in writing by the Local Planning Authority in consultation with the “Radar Operator”. Construction at the site shall only thereafter be operated in accordance with the approved “Crane Operation Plan”.

Reason: In the interest of Air Traffic Safety, the safe operation of Heathrow Airport and of Nats En- route PLC, in accordance with the objectives of policy 6.6 of the London Plan (2016).

51. National Air Traffic Safeguarding Notification:

Prior to any works commencing on site, the developer shall notify NATS En-Route PLC of the following: a) The date construction starts and ends. b) The maximum height of all construction equipment rising above 10 metres agl.

Reason: In the interest of air safety in accordance with the objectives of policy 6.6 of the London Plan (2016).

52. Access by Network Rail

Any access gates or right of access to adjoining railway land and infrastructure shall not be blocked at any time, during or after construction.

Reason: To ensure that Network Rail has 24/7 access to the infrastructure and that no part of the development adversely impacts the safety, operation and integrity of the operational railway which immediately adjoins the application site.

53. Construction work beside Railway

At no time during the demolition or construction process shall any persons or equipment be permitted within 3 metres of the running line or overhead line equipment.