planning report D&P/3819/01 22 September 2016 3 Culvert Road, in the Borough of Wandsworth planning application no. 2016/4188

Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008.

The proposal Part hybrid planning application for outline approval for layout and massing only for a new sports hall in association with the Harris ; and detailed approval for a building of part 11, 13 and 14 storeys with basement to provide a mixed use scheme including 39 residential units (Class C3) and 1,248 sq.m. GIA of offices (Class B1), with associated cycle parking spaces, 17 car parking spaces, landscaping and public realm improvements. The applicant The applicant is Parkview Battersea Limited and The and the architect is Jo Cowen Architects.

Strategic issues summary Principle of development: the principle of the proposed mixed-use development is supported. However, there needs to be significant justification and planning benefit in order to justify a building of this scale in this location (paragraphs 17 to 25). Affordable housing: 12 units, 31% affordable housing by unit comprising 100% intermediate offered at London Plan affordability income thresholds, in addition to delivering significant school enhancements – Wandsworth Council policy target is at least 33% outside of Vauxhall Nine Elms Opportunity Area. Financial viability appraisal is currently being independently reviewed by the Council and GLA officers require further discussions as review progresses (paragraphs 27 to 31). Urban design: Further revisions are required to address relationship with surrounding public realm, in addition to further work on the massing to ensure the building appears slender and elegant in longer views from nearby conservation areas (paragraphs 38 to 43). Further detailed assurances, revisions and discussion is sought with respect to the above- mentioned points, and others associated with housing, density (paragraphs 32 to 37), heritage (paragraph 41), sustainability (paragraphs 45 to 53) and transport (paragraphs 54 to 61).

Recommendation That Wandsworth Council be advised that while the principle of development is generally acceptable in strategic planning terms the application does not comply with the London Plan, for the reasons set out in paragraph 66 of this report; but that the possible remedies set out in this paragraph could address these deficiencies.

page 1 Context

1 On 15 August 2016 the Mayor of London received documents from Wandsworth Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 23 September 2016 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make.

2 The application is referable under Category 1C of the Schedule to the Order 2008:

1(c). Development which comprises or includes the erection of a building of more than 30 metres high and is outside the City of London.

3 Once Wandsworth Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself.

4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description

5 The part hybrid application consists of two sites associated with the existing Harris Academy School, situated on Battersea Park Road in the London Borough of Wandsworth. The detailed application consists of a small 0.06 hectare site on the corner of Culvert Road and Battersea Park Road. The site is currently occupied by a caretaker’s house associated with the adjacent Harris Academy which bounds the site on its southern and eastern boundaries. The house is currently unoccupied and unused. The remainder of the site consists of grass lawn and three trees on its northern edge which will be removed to enable the development; these will be replaced with mature trees as part of the proposals.

6 The outline application relates to two small gymnasiums towards the south east of the main school complex, which do not currently meet Sport England standards. As set out below, the gymnasiums will be demolished and replaced by new facilities.

7 The school is bounded by Battersea Park Road, Culvert Road and Dagnall Street. The former is part of the Transport for London Road Network (TLRN). The site is remote from either rail or underground stations; Queenstown Road Battersea and Battersea Park stations are approximately one kilometre from the site. A total of six daytime bus routes are within acceptable walking distance from the site and as such, the site has been estimated to have a moderate public transport accessibility level (PTAL) of three, on a scale of 1a – 6b where 6b is most accessible. Cycle Superhighway 8 also operates along Battersea Park Road.

8 With the exception of the school, the surrounding area is predominantly residential in nature, with the high street frontage along Battersea Park Road opposite the Culvert Road site comprising of commercial at ground with residential above. The building typology is a mixture of low rise period residential terraced housing and mansion blocks, interspersed with larger, multi- storey late twentieth century housing developments ranging from four to 22 storeys in height. The most notable buildings of scale are the 22 storey Castlemaine development approximately fifty metres to the west of the site situated off of Culvert Road and the 21 storey Park South building to the east of the site along Battersea Park Road, in addition to the ten storey buildings of the Battersea Park Estate to the south of the Harris Academy.

page 2 9 The site is also within close proximity to the Battersea Park Conservation Area which starts approximately 200 metres to the north, and the Latchmere Estate Conservation Area which starts approximately 100 metres to the south of the Culvert Road site.

10 The site is not subject to any strategic policy designations and is not identified in the Councils Sites Specific Allocations document. Given its proximity to the River Thames, the site falls within Flood Zone 3a and Flood Zone 2 on the Environment Agency Flood Map

Details of the proposal

11 This is a joint application between Parkview Battersea Limited and the Harris Academy and the proposals consist of a hybrid planning application which seeks the following:

3 Culvert Road (detailed application)

 Demolition of the existing building and redevelopment of the site to provide 39 new homes, including affordable housing, and 1,248 sq.m. of office space for small to medium enterprises (SMEs) in a part eleven, thirteen and fourteen storey building. The proposals will also provide associated car parking and 200 sq.m. of new public realm.

Harris Academy Sports Hall (outline application)

 Outline approval for the layout and massing only for a 1,325 sq.m. new sports hall located to the rear of the Academy site. The hall will incorporate four indoor sports pitches; ancillary office/teaching space on the second floor; gym; changing rooms; a reception and equipment storage. The sports hall will be physically connected to the main Academy building and will be available to members of the public.

12 In addition to delivering a new sports hall a contribution of £350,000 will provided to the Harris Academy to fund essential maintenance works to the school complex and the conversion of Culvert House, an existing school office building, to educational use. Case history

13 The applicant engaged in pre-application discussions with GLA officers (PDU/3819) regarding the proposals in December 2015. Following discussions the applicant was advised that the site was considered suitable for mixed-use development including commercial at ground level with residential above and that any housing and affordable housing should meet the requirements of the London Plan. Furthermore, the applicant was advised that the impact of the proposed scale and massing in relation to the Battersea Park and Latchmere Estate Conservation Areas should be assessed and that the proposed tall building would need to be of a high architectural quality. Further detailed comments with regards to energy, flood risk and the transport assessment were also provided. Strategic planning issues and relevant policies and guidance

14 The relevant issues and corresponding policies are as follows:

 Principle of development London Plan; Social Infrastructure SPG;  Tall buildings/views London Plan, London View Management Framework SPG  Housing London Plan; Housing SPG; Housing Strategy; Shaping Neighbourhoods: Play and Informal Recreation SPG; Shaping Neighbourhoods: Character and Context SPG

page 3  Affordable housing London Plan; Housing SPG; Housing Strategy;  Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG  Historic Environment London Plan; World Heritage Sites SPG;  Inclusive design London Plan; Accessible London: achieving an inclusive environment SPG;  Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy  Transport London Plan; the Mayor’s Transport Strategy;

15 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Wandsworth Core Strategy (March 2016), Development Management Policies Document (March 2016), Site Specific Allocations Document and Proposals Map (March 2016) and the London Plan 2016 (Consolidated with Alterations since 2011).

16 The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework is also a material consideration.

Principle of development

Mixed-use development and education facilities

17 London Plan Policy 3.3 provides explicit strategic support for the provision of housing within London, and sets an annual delivery target for Wandsworth Council to deliver a minimum of 1,821 homes per year for the Plan period 2015-2025. In addition, London Plan Policy 4.2 supports the management and mixed use development of office provision to improve London’s competitiveness and to address the wider objectives of the Plan, including enhancing its varied attractions for businesses of different types and sizes including small and medium sized enterprises. The London Plan also supports development proposals which enhance education, sports and recreation provision as set out in policies 3.18 and 3.19 and in particular encourages those proposals which maximise the extended or multiple use of educational facilities for community or recreational use.

18 As set out above, the Culvert Road site is currently occupied by a caretaker’s house associated with the Harris Academy Battersea and grass-surfaced plot. The residence is currently unoccupied and is not in use. The mixed-use proposal will deliver 39 new homes, approximately 1,200 sq.m. of office space suitable for small to medium enterprises (SMEs), in addition to delivering a new sports hall for the Harris Academy that will meet Sport England standards and will be available for community use. Furthermore, the application includes a commuted sum that will fund immediately required maintenance works for the school, in addition to helping fund the conversion of Culvert House, an existing office building in the school site, to educational use, thus contributing towards expanding the education floorspace of the existing school.

19 The applicant is currently exploring the internal design of the commercial space further to ascertain how this can be best developed to suit the needs of SMEs, in addition to whether this will be provided at a discounted rent. GLA officers welcome further discussions with the applicant on this aspect of the scheme to ensure that the proposed office space meets its intended and defined need.

page 4 20 It is intended that the sports hall will be constructed at the same time as the enabling residential development and applicant has indicated that it is willing to agree to a suitably worded planning obligation restricting the occupation of the residential units until the sports hall is open and operational. This is strongly supported and will help ensure the educational and community benefits associated with the improved sports facilities are secured.

21 Taking into consideration the above strategic policy framework, the principle of the proposed mixed-use development that will help contribute towards meeting London’s strategic housing and commercial needs, in addition to delivering significant educational enhancements to the Harris Academy School that will also provide sports and recreation benefits to the local community is supported.

Tall buildings

22 As identified by Policy DMS 4 of the Council’s Development Management Document (2016), the site is within an area where tall buildings are likely to be inappropriate and where tall buildings are defined as being five storeys in height or taller. The proposals include a tall building of part eleven, thirteen and fourteen storeys in height and therefore triggers an assessment against the detailed criteria set out within the above policy. These criteria generally accord with the policy tests set out within London Plan Policy 7.7 regarding tall buildings which in addition to massing, townscape and heritage impacts, cover varying factors including the schemes contribution to social inclusion, economic vitality, sustainable travel, micro climate effects, the creation of public spaces, maintenance and financial credibility.

23 While it is acknowledged that the predominant built context consists of mainly four to five storey development, as described in paragraph eight, it is recognised that taller buildings do form part of the existing character of this part of Battersea; most notably the 22 storey Castlemaine House. While it is accepted that the architectural quality of the existing tall buildings is varied in nature, there is precedent for taller buildings in this area. Notwithstanding the above, there needs to be appropriate planning benefit in order to justify a building of this scale in this location and any building would need to be of the highest architectural design and quality.

24 The applicant has carried out an assessment of the proposals against the tall buildings criteria set out in Policy DMS 4, which sets out the key planning justification for the development. Such benefits include the proposed enhancements to the Harris Academy School by funding and delivering a new sports hall that accords with Sport England standards, in addition to funding immediate maintenance works and the conversion of existing office space in the school to additional teaching floorspace; thus improving the overall quality of the educational facilities for staff and students. Furthermore, the development will deliver much needed affordable housing and make a contribution to the local economy through the provision of new office floorspace aimed at meeting the needs of SMEs that will also positively contribute to the streetscape by providing an improved active frontage and new area of public realm at this location on Battersea Park Road.

25 While GLA officers acknowledge the planning benefits of the proposed development, as set out within this report there are a number of outstanding issues regarding affordable housing delivery, residential quality, urban design and heritage that need to be addressed before this can be appropriately assessed. These policy issues are discussed in further detail in the relevant sections below. Housing

26 The proposal would deliver 39 residential units, including affordable housing via the mix illustrated in the table below:

page 5 Unit type Private Intermediate Total no. units Intermediate income thresholds One bed 12 6 18 £55,000 per annum Two bed 13 6 19 £85,000 per annum Three bed 2 - 2 - Total 27 12 39

Affordable housing

27 As set out in the table above, the development would deliver a total of 31% affordable housing, which in this case, equates to twelve intermediate units. As set out in the table, the intermediate units will be made available to those with household incomes of £55,000 per annum or less for the one bed units and £85,000 per annum or less for the two bed units which aligns with the London Plan affordability criteria of up to £90,000 per annum. Further information on how these income thresholds have been calculated and how they meet local need should be provided to support the proposed offer.

28 The applicant’s financial viability assessment (FVA) submitted in support of the proposed affordable housing offer has tested three alternative scenarios agreed in consultation with Wandsworth Council housing officers; a fully policy compliant scheme delivering 40% affordable housing at a 60:40 (affordable rented:intermediate) tenure split; a tenure compliant offer with the quantum of affordable housing reduced to a viable level; and the proposed scenario. The assessment concludes that delivering a policy compliant scheme of 40% affordable housing delivered with a 60:40 tenure split is unviable, and that a tenure compliant scheme would only become viable once the proportion of affordable housing is reduced to 5% (two units). This could be increased to 8% should grant funding be available for the affordable rented units. When testing wholly intermediate tenure, the FVA demonstrates that a more significant quantum of affordable housing is viable, with the scheme being able to deliver 26% intermediate affordable housing (ten units) when assuming the London Plan affordability criteria, or 21% (eight units) affordable when applying the Wandsworth Council’s Basis 2 income thresholds. The Council’s thresholds are currently under review but are lower than those set out in the London Plan and therefore have an impact on the total quantum of intermediate housing that can be viably delivered. The proposed thresholds are as follows:

 50% of one bedroom units affordable to those on incomes at or below £47,000 pa with 50% meeting the London Plan affordability criteria (i.e. up to £90,000 pa at the prevailing rate);

 50% of two bedroom units affordable to those on incomes at or below £57,000 pa with 50% meeting the London Plan affordability criteria (i.e. up to £90,000 pa at the prevailing rate);

29 On the above basis, the FVA concludes that delivering ten intermediate units or 26% of the total housing delivery offered at the London Plan affordability threshold is the maximum reasonable amount that can be viably delivered by the scheme.

page 6 30 Notwithstanding the above, in order to address potential management issues associated with residential floors being shared by private market and affordable housing, the applicant has set out that it will provide an additional two intermediate units to ensure that affordable and private units are organised by floor which will allow a Registered Provider to retain control of service charges. This results in the overall offer comprising twelve intermediate units, or 31 % affordable housing. It is also recognised that the development will fund and deliver a new sports hall in addition to essential maintenance works for the Harris Academy which are considered key planning benefits of the scheme and these have a total cost of £2,890,000 to the development.

31 GLA officers will work with the applicant and the Council to ensure that the maximum reasonable amount of affordable housing is delivered in accordance with London Plan Policy 3.12.

Housing choice

32 London Plan Policy 3.8, together with the Mayor’s Housing SPG seeks to promote housing choice and seek a balanced mix of unit sizes in new developments, with particular focus on affordable family homes. In light of the proposed intermediate housing offer, the current proposals would not provide any affordable family accommodation and therefore further discussion is required subject to the outcome of the above viability assessment. With regards to the overall housing mix, the development would be expected to provide a range of unit sizes to meet local housing needs, established in consultation with the Council’s housing team.

Residential standards

33 Residential layouts are efficient with units arranged and staggered so as to maximise dual aspect, which is welcomed and the footprint of the residential element also results in efficient core to unit ratios. However, some concern is raised with regards to the two bed units at the north east corner as they have relatively long and narrow access corridors with limited natural daylight. The applicant should revisit the layout configuration of these units with the aim of providing a more open and spacious entry arrangement, as has been achieved with the other units. The applicant should also confirm that all units are designed to achieve a minimum of 2.5 metres floor to ceiling heights, to optimise daylight/sunlight penetration overall. High level rooftop amenity spaces should be designed to provide comfortable and usable environments for all residents.

34 The applicant should provide a detailed housing schedule which demonstrates full compliance with the Mayor’s space standards, in addition to a detailed assessment of the units against the baseline and good practice standards within the Mayor’s Housing SPG.

Children’s play space

35 Policy 3.6 of the London Plan seeks to ensure that development proposals include suitable provision for play and recreation. Further detail is provided in the Mayor’s Shaping Neighbourhoods: Play and Informal Recreation Supplementary Planning Guidance. Using the methodology in Appendix Two of the SPG, based on the residential schedule provided the expected child yield of the development would be three, of which two would be aged under five years old. This is below the threshold whereupon on-site play facilities are required.

Residential density

36 As set out in the site description, the hybrid planning application comprises two separate sites within the Harris Academy School complex. However, it is the Culvert Road site that is proposed for residential development and it is therefore only necessary to consider this site for the purposes of assessing appropriate residential density. Given the characteristics of the site,

page 7 the public transport accessibility level (PTAL) of three and its urban location, the London Plan density matrix (Table 3.2 in support of London Plan Policy 3.4) would suggest a residential density of between 200 to 450 habitable rooms per hectare (hr/ha) for this development. The density calculated for the proposed development on the Culvert Road site is 765 hr/ha.

37 It is acknowledged that the density ranges recommended in Table 3.2 of the London Plan should not be applied mechanistically and that PTAL alone is not an appropriate measurement to inform residential density. However, in accordance with paragraph 1.3.41 of the Mayor’s Housing SPG, in order to be acceptable, any development will need to be of the highest standards of design, and provide high quality residential accommodation that is well designed, and delivers an appropriate mix of units, with sufficient amenity space. The application should therefore address the urban design and residential quality issues set out within this report before the acceptability of the proposed height and density can be appropriately assessed. Further discussions are therefore required in this respect.

Urban design and heritage

38 The proposals involve the redevelopment of a spatially constrained and prominent site at the corner of Battersea Park Road and Culvert Road, to create a mixed-use scheme. Officers are fully supportive of the sports hall extension element of the scheme.

39 The proposed layout of the Culvert Road site is also broadly supported and has been designed to provide a zone of public realm along Battersea Park Road, flanked with active commercial frontages. This is welcomed and has the potential to enhance and support both existing and emerging street-based activity along this portion of the high street and also turning the corner into Culvert Road. The inclusion of a basement level to contain car parking, cycle and refuse storage is welcomed as this helps to maximise the extent of active frontage onto both street facing edges. It is however noted that the existing pavement width along Culvert Road is already limited and the proposed building line is aligned with the back of pavement. Given the scale, mix of uses and significant uplift of activity proposed on the site, the applicant should work to set back the ground floor building line further, to create a more generous pavement width. This would also enable the opportunity to introduce a more welcoming and legible residential foyer, by providing direct access into the foyer from Culvert Road.

40 The stepped plan form responds to the L-shaped footprint of the site and enables the northern building line to be pulled back from Battersea Park Road to create new public realm. However, the stepped profile along the rear edge of the building is less successful and creates awkward pinch points which could compromise the usability of office floorspace. As part of the discussions required in paragraph twenty, the applicant should provide indicative office layouts, including the potential to sub-divide into smaller office spaces which will be fundamental in its suitability to its intended SME tenants, to demonstrate how the efficiency of floorplates has been optimised.

41 While the proposed height could be supported from a strategic perspective, this is subject to addressing the points raised above as well as securing an exemplary standard of public realm design, residential quality and architecture. In this instance, it is noted that the slim-lined north and south elevations have the potential to create an elegant building form in longer range views from the conservation areas, with the broader elevations more prominent in views along Battersea Park Road where it is viewed in the context of Castlemaine House. However, given the heritage sensitivity of the site’s context, it is crucial that the building is designed to be viewed in the round, and as such, further work is needed on the articulation of the broader elevations. Officers will also expect to see fully rendered visuals in order to make an informed assessment of any potential impact on heritage sensitive views.

page 8 42 While the commercial ‘podium’ element is successful in being scaled to reflect the terrace on the opposite side of the street and has a distinct and transparent appearance, further consideration should be given to the proposed materials for the residential element. The glass fins along the broader elevations raise particular concern in this regard. The applicant should therefore explore alternative cladding systems such as high quality brickwork in order to better reflect the surrounding residential character, while also creating improved visual distinction between ‘podium’ and ‘tower’ elements.

43 Lastly, and in tandem with reviewing the broader elevations, the applicant is advised to relocate the stair core into the centre of the plan to enable further articulation/window openings to be introduced along the western elevation, avoiding a potentially blank and imposing frontage. Inclusive design

44 The design and access statement demonstrates that inclusive design principles have been considered throughout the design proposals and will be embedded within the detailed design of the scheme in order to ensure that the both the commercial and residential uses will be easily accessible by all. In line with London Plan Policy 3.8 in the March 2016 Minor Alterations to the London Plan, 90% of units are designed to meet Building Regulation requirement M4 (2) ‘accessible and adaptable dwellings’ and the remaining 10% of units meet Building Regulation requirement M4 (3) ‘wheelchair user dwellings’. This is welcomed and compliance with these standards should be secured by planning condition. Two Blue Badge parking spaces are to be provided in the basement. As this provision does equate to one space per wheelchair unit, the applicant should provide a car parking management plan to ensure that supply meets demand and this should be secured by planning condition. The parking spaces should be equipped with electric vehicle charging points in accordance with London Plan policy.

Energy

45 In accordance with the GLA energy assessment guidance, the applicant should provide the carbon emissions figures in tonnes per annum for each stage of the energy hierarchy in order for officers to make an appropriate assessment of the proposed energy strategy against the requirements of London Plan Policy 5.2.

Energy efficiency

46 The applicant should provide evidence of how London Plan Policy 5.9 has been addressed, demonstrating how the risk of overheating and the cooling demand will be minimised (for each building type). Part L compliance data sheets of the sample dwellings should be provided to demonstrate that there is only a slight risk of high summer temperatures and dynamic overheating modelling in line with CIBSE Guidance TM52 and TM49 is recommended. Sample SAP calculation worksheets (both DER and TER sheets) and BRUKL sheets including efficiency measures alone should also be provided to support the savings claimed.

District heating and combined heat and power (CHP)

47 The development will be designed to connect to a district heating network in the future should one become available. However, it is noted that the development is in close proximity to the proposed Vauxhall Nine Elms Battersea district heating network and the applicant should therefore contact the Council’s energy officer to determine the current status and capacity of the network with a view to connecting from the outset.

page 9 48 The applicant should clarify that all domestic and non-domestic building uses would be connected to a site heat network and a drawing showing the route of the network linking all uses on the site should be provided, in addition to information on the floor area and location of the energy centre.

49 A 35 kWth gas fired CHP unit is proposed as the lead heat source for the site heat network. Further information on the CHP should be provided including the electrical output of the engine proposed (kWe), the total space heating and domestic hot water demand of the development (MWh annually) and the proportion of heat met by the CHP. The applicant should also provide the analysis used to determine the size of the CHP including, suitable monthly demand profiles for heating, cooling and electrical loads. The plant efficiencies used when modelling carbon savings should be based on the gross fuel input for gas rather than the net values often provided by manufacturers. The full sample DER worksheets of the ‘be clean’ scenario should be provided to support the savings claimed.

Renewable energy technologies

50 The applicant has investigated the feasibility of a range of renewable energy technologies and is proposing to install Photovoltaic (PV) panels and Air Source Heat Pumps (ASHPs). A roof layout for the PV arrangement should be provided.

51 In order to demonstrate compliance with the energy hierarchy the use of CHP should be optimised before considering the use of renewables for heating. Further information should be provided on how the ASHPs proposed will not impact on the optimisation of the CHP system and a future connection to a district heating network. The applicant should also provide information on the control strategy for ensuring that any air conditioning system installed on site is only used when needed. The full sample DER and BRUKL sheets of the ‘be green’ scenario should be provided to support the savings claimed.

Flood risk and sustainable drainage

52 Parts of Culvert Road and Dagnall Street that are at high risk of surface water flooding. As per the GLA pre-application advice, the use of flood resilient and resistant measures for the building, particularly the basement are recommended. This could, for example, include flood- proof enclosures for plant and internal access from the basement to the upper floors.

53 Surface water runoff would be restricted through the use of an attenuation tank in the basement and living roofs. These measures should be secured via appropriate planning condition. The applicant has set out that the potential for rainwater harvesting and permeable paving will be investigated at the detailed design stage and the potential for blue roof technology to maximise attenuation should also be investigated at this stage. Overall, the approach to drainage complies with London Plan Policy 5.13.

Transport

54 The trip generation methodology confirms that the impact on the strategic highway networks will be negligible. With regards to public transport, Transport for London (TfL) has requested further information from the applicant in order to understand the site wide impacts on the bus network.

55 The current scheme proposes seventeen residential parking spaces (including two blue badge spaces) to serve the 39 residential units, which equates to 0.43 spaces per unit. No other parking is proposed to serve the proposed dwellings or commercial space. This ratio is

page 10 acceptable given the accessibility of the site and is consistent with London Plan Policy 6.13. electric vehicle charging points should be provided at a rate of 20% active and 20% passive provision and be secured by planning condition. The applicant should clarify if the seven spaces provided with sport shall are part of the existing school or proposed as part of the application. The proposal to fund lifetime car club membership of Zip Car for the each residential unit is strongly supported.

56 The sports facilities and existing school and will not attract any additional trips on the network. However, given the intention is to make the facilities available to the members of the public outside of school hours, further assessment of any potential impact of this community use is required.

57 A total of 86 cycle parking spaces are proposed for the residential and commercial uses in accordance with London Plan Policy 6.9. However, similarly to the above, as it is proposed to open the sports facilities to members of the public, adequate cycle parking facilities for the sports hall should also be provided.

58 Vehicular access to the site is from Culvert Road with access to the basement via car lifts. This arrangement is acceptable to reduce access to and from the TLRN. TfL requests a highways agreement is implemented to repave the section of Battersea Park Road outside of the site.

59 The submission of a construction logistics plan, produced in accordance with TfL guidance, should be secured by planning condition. Guidance on the methodology to be used and further information regarding construction routing has been sent to the Council. Maintaining cycle safety during construction and ensuring peak hour movements are avoided is important given the high levels of construction activity in this area and the proximity of the Cycle Superhighway and this should be considered within the plan.

60 Servicing is proposed from Culvert Road for all uses; however, on-site servicing options for the residential development should be explored. Notwithstanding this, a delivery and servicing plan should be secured by condition.

61 The travel plan submitted with the application is acceptable and the measures proposed should be secured through the section 106 agreement. The commitment to fund lifetime car club membership of Zip Car should be included in the Travel Plan. The applicant should also fund a number of memberships to the Cycle Hire scheme for three years for the office component linked to the target mode split for cycling.

Community Infrastructure Levy

62 In accordance with London Plan policy 8.3, the Mayoral Community Infrastructure Levy (CIL) came into effect on 1st April 2012. The Mayoral CIL rate for Wandsworth is £50 per square metre.

Local planning authority’s position

63 The local planning authority’s position is unknown at the time of writing this report.

page 11 Legal considerations

64 Under the arrangements set out in Article 4 of the Town and Country Planning (Mayor of London) Order 2008 the Mayor is required to provide the local planning authority with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. Unless notified otherwise by the Mayor, the Council must consult the Mayor again under Article 5 of the Order if it subsequently resolves to make a draft decision on the application, in order that the Mayor may decide whether to allow the draft decision to proceed unchanged, or direct the Council under Article 6 of the Order to refuse the application, or issue a direction under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application and any connected application. There is no obligation at this present stage for the Mayor to indicate his intentions regarding a possible direction, and no such decision should be inferred from the Mayor’s statement and comments. Financial considerations

65 There are no financial considerations at this stage. Conclusion

66 London Plan policies on mixed use development, tall buildings, housing, affordable housing, play space, heritage, urban design, inclusive design, sustainable development and transport are relevant to this application. The application complies with some of these policies but not with others and on balance does not comply with the London Plan. However, the possible remedies set out this report could address these deficiencies.

 Principle of development: the principle of the proposed mixed-use development is supported.

 Affordable housing: GLA officers will work with the Council and applicant in order to achieve the maximum reasonable amount of affordable housing.

 Housing: The urban design and residential quality issues set out within this report must be addressed before the acceptability of the proposed height and density can be appropriately assessed.

 Urban design: Given the scale of the proposed development and the mix of uses the applicant should set back the ground floor building line further, to create a more generous pavement width and residential entrance foyer, in addition to giving further consideration to the articulation of the broader elevations to ensure the building appears slender and elegant in longer views. The applicant is also encouraged to review the proposed residential building materials and relocate the stair core into the centre of the plan to enable further articulation/window openings to be introduced along the western elevation.

 Heritage: fully rendered visuals are required in order to make an informed assessment of any potential impact on heritage sensitive views.

 Sustainable development: the applicant should provide the carbon savings figures in tonnes per annum for each stage of the energy hierarchy in order for officers to make an appropriate assessment, in addition to providing further information on overheating, connection to a district heating network, site heat network, CHP and renewable technologies.

page 12  Transport: further information/clarification is required regarding the trip generation assessment in relation to public transport use, the proposed operation of the sports facility, provision of cycle hire membership for users of the commercial space and electric vehicle charging points. A delivery and service and construction logistics plan should be secured by planning condition.

for further information contact GLA Planning, Development & Projects Team: Stewart Murray, Assistant Director – Planning 020 7983 4271 email [email protected] Colin Wilson, Senior Manager – Planning Decisions 020 7983 4271 email [email protected] Sarah Considine, Strategic Planning Manager – Development Decisions 020 7983 5751 email [email protected] Jonathan Finch, Case Officer 020 7983 4799 email [email protected]

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