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PDU Case Report XXXX/YY Date representation hearing report PDU/2310/04 25 March 2010 Southall Gas Works Site (West Southall) in the London Boroughs of Ealing and Hillingdon planning application nos. P/2008/3981-S and 54814/APP/2009/430 Hybrid outline and full planning application Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 (“the Order”) The proposal Outline application Demolition of 22 houses; the remediation of the land and the redevelopment of the site to deliver a large mixed use development including residential, non-food retail, food retail, restaurants, bars and cafes, hotel, conference and banqueting, cinema, health care facilities, education facilities, office/studio units, sports pavilion, an energy centre, multi-storey car park and associated car and cycle parking, landscaping, public realm, open space and children’s play space. Full application New access roads from the Hayes bypass and Southall centre to the application site for vehicle, cycle and pedestrian access, including drainage and a flood relief pond. Widening of South Road across the railway line, widening of South Road over the railway line for the creation of a bus lane and three new accesses onto Beaconsfield Road. Two new footbridges to provide central pedestrian and cycle access to the Minet Country Park, bridging over the canal and Yeading Brook and to Minet Country Park and Springfield Road. The applicant The applicant is National Grid Property Ltd. and the architect is MAKE Architects. Drawing numbers and documents Application plans P1000/00; P1001/00; P1002/00; P1003/00; P1004/00; P1005/00; P1006/00; P1007/00; P1008/01; P1009/00; P/1010/00; P1011/01; P1012/00;P1013/00; P1014/00; P1015/00; 800E Rev A; 800VV Rev A; 368_A_100-F; 368_A_200-B; 368_A_300; 368_A_305; 368_A_306; 368_A_310-B; 368_A_315-A; 368_A_316; 4597-P-003; 4597-P-001; 4597-P-002; 4597P-002; 4597P-003; EX_02_site plan; PO_02_site plan; PO_02_plan; PO_04_13A; PO_04_13B; PO_04_13C; PO_04_13D; 4597-P-010; 4597-P-011; 4597-P-12; 52212/B/31 RevA; 52212/B/33; 52212/B/34 RevA; 4597-P-020; 4597-P-020; 4597-P-021; 4597-P-022; 4597-P-023; 4597-P- 024;52212/A/51/A; 52212/B/33/A; 52212/B/35 RevB; 52212/B/36; 4597-P-030; 4597-P-031; 4597-P-032; 4597-P-033; 4597-P-034; 4597-P-035; 4597-P-036; 52212/B/48; 52212/A/49; 52212/A/50; 52212/B/51; 52212/B/50; 52212/B/49; South Road/Uxbridge Road improvement option drawings: SK-SR1; SK-SR2 and SK- SR3. 4597-RT-01 Existing tree removal/clearance, retention and protection. Submitted documents Planning Application Forms Environmental Statement and Non Technical Summary prepared by RPS Design and Access Statement prepared by Make Architects and Capital Lovejoy Development Statement prepared by RPS Planning Statement prepared by RPS page 1 Transport Statement prepared by Savill Bird and Axon Framework Travel Plan prepared by Savill Bird and Axon Sustainability Strategy prepared by Beyond Green Energy Strategy prepared by White Young Green Health Impact Statement prepared by Hunt Dobson Stringer Retail Assessment prepared by RPS Regeneration Strategy prepared by RPS General Management Strategy prepared by Savills Statement of Community Involvement prepared by RPS Recommendation summary That the Mayor: 1. Acting as local planning authority, grants permission, in respect of application reference numbers P/2008/3981-S and 54814/APP/2009/430 for Ealing Council and Hillingdon Councils conditional outline and full planning permission for the reasons set out in the reasons for approval section below subject to the prior completion of a section 106 legal agreement. 2. Delegates authority to the Assistant Director for Planning to: i) Issue the planning permissions. ii) Agree the final detailed wording of the conditions. iii) Add any additional informatives as required. iv) Negotiate, sign and execute the section 106 legal agreement. 3. Delegates authority to the Assistant Director for Planning to refuse planning permission if by 24 September 2010 the legal agreement has not been completed. 4. Agrees that reserved matters applications be submitted to Ealing Council. 5. Agrees that both Ealing and Hillingdon Councils will be responsible for enforcing the conditions attached to the applications. Reasons for approval 1 The Mayor, acting as the local planning authority, has considered the particular circumstance of this application against national, regional and local planning policy, relevant supplementary planning guidance and any material planning considerations. He has also had regard to both the Ealing and Hillingdon Development Control Committee reports, of 4 November 2009 and 10 December 2009 respectively, and both sets of draft reasons for refusal. He has found this application acceptable in planning policy terms for the following reasons: • The application proposes an acceptable quantum and mix of uses on a strategic underutilised brownfield site located in the Southall Opportunity Area that forms part of the wider Heathrow Opportunity Area. This application will facilitate significant regeneration of an area of deprivation in West London. The scheme accords with London Plan policies 2A.5, 2A.9, 5F.1 and 5F.2 and draft replacement London Plan policies 2.6, 2.7 and 2.13. At the local level the scheme accords with policies 2.2, 8.2 and 10.1 of Ealing Council’s saved UDP (2004), and policy 2.8 of Ealing’s Development Strategy 2026 Initial Proposals (2009). page 2 • The application proposes a significant quantum of much needed new housing that will help achieve Ealing Council’s annual housing targets and the Mayor’s Londonwide annual housing targets during the proposed 15-year development programme. The scheme accords with London Plan policies 3A.1, 3A.2 and 3A.3 and draft replacement London Plan policies 3.3 and 3.4. At the local level the scheme accords with policy 2.8 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The application proposes a significant quantum of much needed affordable housing that will help achieve Ealing Council’s annual affordable housing targets and the Mayor’s Londonwide annual affordable housing targets during the proposed 15-year development programme. The scheme accords with London Plan policies 3A.9 and 3A.10 and draft replacement London Plan policies 3.12 and 3.13. At the local level the scheme accords with policy 5.2 of Ealing Council’s saved UDP (2004), and policy 2.8 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The application will generate a significant number of job opportunities for Londoners, particularly for those living in areas of economic deprivation, during the development build programme and within the proposed business, commercial and leisure uses as a result of development. The scheme accords with London Plan policies 2A.5, 3B.1, 3B.2, 3B.3, 3B.11, 3A.10, 5F.1 and 5F.2 and draft replacement London Plan policies 2.6, 2.7, 2.13, 4.1, 4.2 and 4.3. At the local level the scheme accords with policies 6.1 and 6.2 of Ealing Council’s saved UDP (2004), and policy 2.8 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The proposal includes an extension Southall town centre, which is identified as a Major centre in need of significant regeneration. The extension will significantly enhance the vitality and viability of Southall’s retail offer. The scheme accords with London Plan policies 2A.8, 3D.1, 3D.2, 3D.3, 5F.1 and 5F.2 and draft replacement London Plan policies 2.7 and 2.15. At the local level the scheme accords with policies 7.1, 7.2 and 7.3 of Ealing Council’s saved UDP (2004), and policy 2.8 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The application includes new cultural and leisure facilities in the form of a cinema and hotel that would benefit Southall’s existing and proposed residents and will help encourage tourism in an Outer London area. The scheme accords with London Plan policies 3D.4 and 3D.7 and draft replacement London Plan policies 4.5 and 4.6. At the local level the scheme accords with policy 6.2 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The application includes a range of health, education and community facilities that would benefit Southall’s existing and proposed residents. The scheme accords with London Plan policies 3A.17, 3A.18, 3A.20, 3A.21, 3A.23 and 3A.24 and draft replacement London Plan policies 3.1, 3.2, 3.17, 3.18 and 3.19. At the local level the scheme accords with policies 8.2, 8.6, 8.7 and 8.8 of Ealing Council’s saved UDP (2004), and policy 6.2 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The proposal includes significant areas of onsite green space encompassing public open space, children’s play space and sports facilities which will adequately serve prospective residents. The scheme accords with London Plan policies 3D.6, 3D.11, 3D.12 and 3D.13 and draft replacement London Plan policies 2.18, 3.6 and 3.20. At the local level the scheme accords with policies 3.4, 3.5 and 3.6 of Ealing Council’s saved UDP (2004), and policy 5.5 and 6.3 of Ealing’s Development Strategy 2026 Initial Proposals (2009). • The layout, scale and massing of the development would preserve the open character of nearby Green Belt land. The scheme accords with London Plan policy 3D.9 and draft replacement London Plan policies 7.16. At the local level the scheme accords with policies 3.4, 3.5 and 3.6 of Ealing Council’s saved UDP (2004), policy 5.1 of Ealing’s Development page 3 Strategy 2026 Initial Proposals (2009) and policy OL5 of Hillingdon Council’s saved UDP (1998).
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