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Report By: Planning Officer Planning Committee 18/02/09 Item No: 09 Ref: P/2008/4509 Address: Manor House School, 16 Golden Manor, Hanwell Ward: Hobbayne PROPOSAL: Retention of part of former school building with 2/3/4 storey extensions to provide a total of 36 units (27 private units and 9 social rented units) comprising 7x 1-bedroom, 26x 2-bedroom, and 3 x 3-bedroom, with 34 car parking spaces 26 at basement level and 8 at surface level, landscaping and refuse storage Drawing numbers: 27998.20A Location Plan 27998.21A Visual CGI 27998.22A Basement Floor Plan 27998.23B Site Ground Floor Plan 27998.24A First Floor Plan 27998.25A Second Floor Plan 27998.26A Third Floor Plan 27998.27A North and West Elevations 27998.28A South Elevation and Site Section 1 27998.29A East Elevation and Site Section 2 27998.30A Site Section Showing Comparative Massing 27998.31A Roof Plan 27998.32A Context Plan S07/2122/01 Floor Plans Existing Basement and Ground S07/2122/02 Floor Plans Existing 1st and 2nd Floors S07/2122/03 Elevations Existing Front and Side S07/2122/03C Elevations Existing Rear and Side 27998.23S1A Proposed Site Plan with Existing Building super imposed 27998.23S2A Proposed Site Plan with consented scheme super imposed 27998.27S3A Proposed Elevations relative to Consented Scheme (West and North Elevations) 27998.28S4A Proposed Elevations relative to Consented Scheme (South Elevation and Site Section 1) 27998.29S5A Proposed Elevations relative to Consented Scheme (East Elevation and Site Section 2). - Affordable Housing Statement (November 2008). -Planning Statement (November 2008). -Transport Assessment & Appendices (November 2008). -Statement of Community Engagement (November 2008). -Market Sector Appraisal (November 2008). -Archaeological Desk Based Assessment (March 2008). -Landscape Design Strategy (November 2008). -Residential Travel Plan (November 2008). -Phase 1 Habitat Survey (November 2008). -Design and Access Statement (November 2008). -Arboricultural Impact Assessment (November 2008). Type of Application: Full Application (13 week) Officer: Robert Lester Application Received: 21/11/2008 Revised: 30/01/2009 SCHEDULE ITEM:09 RECOMMENDATION Grant PLANNING PERMISSION with conditions (Subject To Legal Agreement) Site Description: The site is located at 16 Golden Manor, Hanwell and comprises a former school and a double row of garages to the rear. The site measures 0.24 hectares and whilst its main frontage is to Golden Manor, the double row of garages to the rear have a narrow access leading to Church Road. The site is not located in a Conservation Area. The school house building was originally constructed as a dwelling unit and was then used as a private school. The existing buildings comprise the old school house, with minor outbuildings and a play area and the double row of garages to the rear surrounded by green space. The school house is of a typical Victorian vocabulary and is not listed. The school house has a height of 11.4 metres, width of 12.7 metres and depth of 12.9 metres. The site is rectangular in shape, with the Golden Manor frontage measuring approximately 38 metres, and with a depth of 58 metres. The main school building is set out over 4 floors including a lower ground floor with the fourth floor set within the roofspace. The result is a building that appears as a 2 and a half storey building when viewed from the front elevation. The existing building is set back from Golden Manor by 7 metres. The site is within a suburban residential neighbourhood but the immediate surrounding environment is more urban in scale with a mix of townhouses and flats, which range from 2 to 4 storeys in height. There are three storey-flatted buildings to the south, west and north of the application site. There is also a row of three storey terraced town housing to the east on Church Road. There is a row of smaller two storey terraced houses to the south east, of which some have large gardens. A two-storey coach house directly abuts the application site to the west, and is orientated away from the application site. The wider area is also residential in character with some commercial supporting uses. Large trees are characteristic of the site and area. There are 13 trees on the site 5 of which are subject to tree preservation order protection The school site takes direct access from Golden Manor whilst the disused garages to the rear have access from Church Road in-between numbers 65 and 67 Church Road. The site is located 200 metres from Hanwell Railway Station with transport links along the Heathrow Connect Line, including Ealing Broadway, London Paddington and Heathrow. The site is also located 615 metres from Hanwell Town Centre and is located close to Greenford Avenue and Uxbridge Road for bus services 83, 207, 427, 607, E3 and E8. Since the former school use ceased, the site has been vacant, and the site has fallen into a state of disrepair. Structurally however the school house remains sound. The most recent use, a private school is a community facility and therefore the school site is classified as a redundant community facility. The site is located within an existing residential area as shown on the Unitary Development Plan (UDP) Adopted Proposals Map. The site is located between 25-30 metres from the boundary of the Hanwell Village Green Conservation Area. The site is located with an archaeological interest area and is located within parking standards zone 2. There is an unconfirmed Public Right of Way across the site leading from Church Road, west across the site connecting to a private access road north of Campbell Road. The application site has an extant planning permission for the demolition of the existing buildings, site clearance and remediation to accommodate a residential care home accommodating 50 bedrooms provided within a new part 2, 3 and 4 storey building. - 2 - SCHEDULE ITEM:09 The Proposal: This planning application seeks planning permission to demolish the existing outbuildings and garage block on the site and part retain and convert the existing school house building together with adding part 2, 3 and 4 storey extensions to provide a total of 36 residential flats, 27 (72%) of which would be private market units and 9 (28%) of which would be affordable social rented units. The 36 residential flats would comprise 7x 1-bedroom, 26x 2- bedroom, and 3x 3-bedroom flats. The building would appear as a flatted development scheme made up of several constituent elements. To the rear of the existing partly retained building there would be a part 3 and 4 storey extension. There would also be part 2, part 3 storey side extensions to the existing part retained building one of which has a coach arch with access through to a basement car park. The building would have a depth of 44 metres, a height facing Golden Manor of 11.5 metres and a width on the Golden Manor frontage of 36.5 metres. The finished levels through the site from north to south would fall before rising again to the rear of the site. Car parking would be provided, with 34 car parking spaces, 8 at surface level and 26 at basement level. There would also be the provision of landscaping; communal amenity space and a children’s play facility to the side and rear of the main building. Refuse storage would be provided adjacent to the coach arch access. An indicative pedestrian route is shown on the submitted plans, which would be provided should the Public Right of Way through the site become confirmed. Relevant Planning History: Ref Address Proposal Decision Date 75/1278 16 Golden Manor, Erection Of External Fire Granted 22-12-1975 Hanwell Escape Staircase. Conditionally 80/0207 16 Golden Manor, Erection Of Single Storey Refused 16-06-1980 Hanwell Prefabricated Building To Provide Classrooms And Toilets And Single Storey Toilet Block. 81/0260 16 Golden Manor, Erection Of Single Storey Granted 06-05-1981 Hanwell Pre-Fabricated Building Conditionally To Provide Class Rooms And Toilets And Single Storey Toilet Block. 84/0812 16 Golden Manor, Erection Of Single Storey Granted 22-08-1984 Hanwell Pre-Fabricated Building Conditionally To Provide Classroom And Toilets And Single Storey Toilet Block. 86/Nfa001 16 Golden Manor, Temporary Classroom. Not Proceeded 15-09-1986 Hanwell With P/1999/2719 16 Golden Manor, Erection Of Temporary Refused 12-10-1999 Hanwell Assembly Building To Side Of School, New Refuse Enclosure To Front, Widenning Of Existing Vehicular Crossover And Layout Of - 3 - SCHEDULE ITEM:09 Five Parking Spaces. P/2005/5026 Manor House Demolition Of Existing Refused 31-03-2006 School Golden School Building And Manor Hanwell Erection Of New Four London W7 3eg Storey Care Home (With Accommodation In Roof Space) Comprising 78 Bedrooms With Parking For 10 Vehicles. P/2006/2951 Former Manor Demolition Of Existing Granted 03-04-2008 House School & School Building And Conditionally Adjoining Garages Construction Of A Part 2, Golden Manor H 3 And 4 Storey Building With Part Basement, To Provide A Residential Care Home/Nursing Home For The Elderly With 50 Bedrooms And Associated Car Parking And Servicing; With Vehicular Access, Relevant Planning Policy: The relevant policies of the Adopted UDP (adopted 12/10/04) are: 1.10 Legal Agreements and Partnerships 2.1 Environmental and other Sustainability Impacts 2.5 Water Drainage Flood Prevention and Environment 2.6 Air Pollution and Quality 2.7 Contaminated Land 2.9 Energy 2.10 Waste Minimisation and Management 3.5 Land for Sports, Children’s Play and Informal Recreation 3.8 Biodiversity and Nature Conservation 3.9 Wildlife Protection
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