planning report PDU/3082/01 9 January 2013 Land parcels at Stainsby Road,

in the Borough of Tower Hamlets planning application no. PA/12/02856

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

The proposal Demolition of single-storey temporary shower rooms on open land south of 52 Stainsby Road, and the erection of two buildings between five and ten-storeys: one on the corner of Stainsby Road/Cotall Street; and, the other on the corner of Stainsby Road/Lindfield Street, delivering 150 new homes, together with a waterside centre and cafe (Use Classes D1 and A3 respectively). The applicant The applicant is Poplar HARCA and East Thames Group and the architect is Jestico and Whiles.

Strategic issues The proposed redevelopment is strongly supported, however, strategic issues with respect to housing, inclusive access, sustainable development and transport should be addressed to ensure accordance with the London Plan.

Recommendation That Tower Hamlets Council be advised that whilst the application is generally acceptable in strategic planning terms, the application does not comply with the London Plan for the reasons set out in paragraph 70 of this report. However, the resolution of those issues could lead to the application becoming compliant with the London Plan.

Context

1 On 23 November 2012 the Mayor of London received documents from Tower Hamlets 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 is required 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 the following categories of the Schedule to the Order 2008:

page 1  1A 1. ”Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats”; and,  1C 1.(c) “Development which comprises or includes the erection of a building… more than 30 metres high and is outside the City of London”.

3 Once Tower Hamlets 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 application site is located in Limehouse, adjacent to Bartlett Park (east of Stainsby Road) and south of the . Bartlett Park is a five hectare area of open space, created following Second World War bomb damage. At the heart of the Park is the Grade II Listed Celestial Church of Christ, which is surrounded by two to three-storey modern residential development. The Limehouse Cut canal and its towpath is designated as a Conservation Area, however, no part of the application site falls within the Conservation Area. Beyond the canal to the north is the Thomas Road Industrial Estate and recently completed high density residential-led mixed-use developments at Lane and Thomas Road. The context to the south and west of the site is of medium to high density central urban development.

6 The development site itself comprises two separate parcels of land, one north of 88 Stainsby Road, and the other south of 52 Stainsby Road. This report will refer to these land parcels as ‘north’ and ‘south’ plots, respectively.

7 The north plot is 0.22 hectares and is situated on the corner of Stainsby Road and the western end of Cotall Street. The site follows the line of the road and occupies part of the site of a recently demolished six-storey residential block fronting Cotall Street. The site is currently surrounded by hoarding, but it is understood that part of it is in use as a temporary car park.

8 The south plot is 0.13 hectares and fronts Stainsby Road, adjacent to a recently constructed six-storey residential block at 52 Stainsby Road. The plot is open land except for a collection of single storey temporary buildings used as changing and shower rooms in connection with park activities.

9 The application site is approximately 610 metres from the nearest Docklands Light Railway station (Langdon Park), and , Bromley by Bow, Bow Road and London Underground stations are all accessible within a 1.3 kilometre radius of the site. The nearest bus stop (Broomfield Street) is located along Upper North Street which bounds the east of Bartlett Park. This is served by bus route 309, providing connections to Canning Town, Green and . Other bus stops are located along Burdett Road, which serve three other bus routes: D6; D7; and, 277, and provide access to Mile End, Canonbury and Hackney. The site has a public transport accessibility rating of between one and two (on a scale of one to six, where six is excellent), with the north plot marginally less accessible than the south.

Details of the proposal

10 In summary the proposal is to demolish the existing single storey temporary shower rooms within open space south of 52 Stainsby Road, and to develop the south plot with a building of five, six and ten-storeys at the corner of Stainsby Road and Lindfield Street. The cleared northern plot

page 2 will be developed to provide a residential-led mixed use building of up to ten-storeys, also providing a cafe and waterside centre for community use at the ground floor. The development will deliver 150 units in total, and the applicant proposes a park land swap (between the north and south plots) to ensure that there would be no net loss of open space as a result of development at the south plot. Case history

11 There is no strategic planning history relating to this specific scheme. However, the Mayor should note that the land parcel at the north plot was previously occupied by a block of 94 affordable flats at Cotall Street, which was demolished in 2011 as part of the wider Bartlett Park Regeneration programme. The Tower Hamlets Council cabinet report of 3 December 2008 states that the loss of the 94 units (277 habitable rooms) at Cotall Street has been offset by other recent housing development in the vicinity of the site. (This matter is considered in more detail within the housing section of this report).

12 The Mayor should also note that the Council is currently preparing a masterplan for the regeneration of Bartlett Park. With reference to this the Tower Hamlets Council cabinet report of 3 December 2008 supports the principle of a land swap arrangement following the demolition of the block at 1-94 Cotall Street, to enable a park extension towards the Limehouse Cut, and to release land for development elsewhere within the masterplan area. A subsequent cabinet report of 9 March 2011 promotes a parcelling and land swap approach broadly in line with that proposed within this application. Strategic planning issues and relevant policies and guidance

13 The relevant issues and corresponding policies are as follows:

 Housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy; Providing for Children and Young People’s Play and Informal Recreation SPG;  Affordable housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy;  Density London Plan; Housing SPG;  Open land London Plan; East London Green Grid SPG; All London Green Grid SPG;  Urban design London Plan;  Inclusive access London Plan; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM)  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 and parking London Plan; the Mayor’s Transport Strategy;  Crossrail London Plan; and, Mayoral Community Infrastructure Levy.

14 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 2010 Tower Hamlets Core Strategy; the 1998 Tower Hamlets Unitary Development Plan (saved policies); and, the 2011 London Plan.

page 3 15 The following are also relevant material considerations:  The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework; and,  The draft Revised Early Minor Alteration to the London Plan. Housing

16 As discussed in paragraph seven of this report, the north plot at the development site was previously occupied by a residential block fronting Cotall Street. Based on the information available, officers understand that this block provided 94 affordable units (277 habitable rooms).

17 London Plan Policy 3.14 resists the loss of housing, including affordable housing, without its planned replacement at existing or higher density. This policy states that, at least, equivalent floorspace should be provided in housing redevelopments. Whilst floorspace figures for the previous dwellings at Cotall Street are not readily available, strategic guidance within the Mayor’s Housing SPG (2012) indicates that the reprovision of housing and affordable housing may also be assessed on a habitable rooms basis.

Reprovision of housing at 1 to 94 Cotall Street

18 Following discussions with the Council regarding its programme for the regeneration of 1 to 94 Cotall Street and Bartlett Park, GLA officers understand that the units lost as a result of the demolition of the Cotall Street block have already been reprovided through the completions of other residential developments in close proximity to the site. The Tower Hamlets cabinet report 3 December 2008 confirms that the 94 units of affordable housing (277 habitable rooms) lost at Cotall Street have been replaced with new homes at: Cedar Wharf (45 affordable units, 164 habitable rooms); Abbotts Wharf (100 affordable units, 288 habitable rooms); and, Old Stainsby Road Garages (43 affordable units, 134 habitable rooms). The cumulative contribution of these developments has delivered an uplift of 309 affordable habitable rooms over the previous provision at 1-94 Cotall Street, and on this basis officers are content that the housing proposed as part of this application constitutes additional new supply. This application, therefore, accords with the principles of London Plan Policy 3.14.

19 It is noted that the decant status of the former tenants at 1 to 94 Cotall Street would have given them the opportunity to apply for housing anywhere in the borough. Nevertheless, the Council is advised to ensure that any former residents who previously indicated a desire to return to this particular site following the redevelopment, are given the opportunity to do so as part of this scheme.

The development proposal

20 The table below sets out the proposed residential mix within the application.

Unit type Affordable rent Intermediate Private market Total One-bedroom 12 8 23 43 Two-bedroom 18 9 37 64 Three-bedroom 16 6 15 37 Four-bedroom 4 0 0 4 Five-bedroom 2 0 0 2 Total 52 23 75 150

page 4 Affordable housing

21 The illustrative mix would result in a 50% provision of affordable housing by unit and 55% by habitable room. Within this provision, the affordable housing is split as 69% affordable rent and 31% intermediate.

22 The proposed provision of affordable housing is supported in principle, and officers are content that the tenure split is acceptable when considered against the strategic aims of London Plan polices 3.9 and 3.11. Nevertheless, in accordance with the principles of London Plan Policy 3.12, the applicant will need to demonstrate that the proposed provision of affordable housing would represent the maximum reasonable amount.

23 In response to strategic Policy 3.12, the applicant has submitted a financial viability report for the scheme which supports the proposed 50% affordable housing provision as the maximum that the scheme could reasonably provide. The viability report, and the financial modelling which underpins it, is currently undergoing an independent assessment to verify this conclusion. GLA officers will update the Mayor of the findings of the assessment, and any further negotiations, at the decision making stage.

Mix of units

24 Based on the residential mix presented in support of paragraph twenty above, the scheme would deliver a very good range of unit sizes across the tenures proposed. The residential mix achieves a 42% provision of family housing within the affordable rent component of the scheme, responding positively to the associated aims of London Plan policies 3.8 and 3.11, and strategic guidance within the Mayor’s Housing SPG (2012).

Residential standards

25 The submitted planning statement confirms that all dwellings will meet or exceed the minimum space standards within London Plan Table 3.3. Based on submitted detail within the design and access statement officers are content that that unit layouts and other facets of residential design will be delivered in broad accordance with guidance in the Housing SPG (2012) and the best practice principles of the London Housing Design Guide (2010). Residential standards within the proposal are, therefore, supported in line with London Plan Policy 3.5.

Children’s play space

26 Based on the illustrative residential mix presented above, and the methodology within the Mayor’s Shaping Neighbourhoods: Play and Informal Recreation SPG (2012), GLA officers have calculated an expected child population of 86 for the development. Based on this, the SPG indicates that the development would need to make provision for 865 sq.m. of children’s play and informal recreation space.

27 Officers note that the application would not be able to make an on-site provision equivalent to that sought by the Mayor’s SPG. Nevertheless, it is noted that the development would provide 191 sq.m. of shared open space that would contribute towards on-site doorstep play provision, and that the larger family sized units have been focused at the ground floor where they would benefit from private gardens, also providing opportunities for doorstep play. Furthermore, as discussed in the open land section below, officers note that the scheme would create an additional 1,710 sq.m. of new open space, to be incorporated into Bartlett Park.

28 Having considered the proposed opportunities for on-site doorstep play for under-fives, and the role that an enhanced Bartlett Park would play in catering for the needs of the older

page 5 children expected with in the development, the failure to meet to on-site provision of children’s play space dose not raise and objection in principle. However, in accordance with the aims of London Plan Policy 3.6, the Council is advised to consider seeking a financial contribution to improve the existing play facilities at Bartlett Park, in order to mitigate the intensified use of these facilities as a result of the development.

Density

29 Given the characteristics of the site, discussed in paragraph five above, the London Plan density matrix (Table 3.2 in support of London Plan Policy 3.4) would suggest a residential density in the region of 300 to 450 habitable rooms per hectare for this development.

30 It is likely that the scheme would exceed this indicative range, however, detailed density figures do not appear to have been included as part of the submitted information. The applicant should, therefore, provide density figures, based on net residential area, in accordance with guidance in London Plan paragraphs 3.30 and 3.31 in support of London Plan Policy 3.4, and the Mayor’s Housing SPG (2012).

31 Having had regard to the scheme’s design quality; the surrounding built context; and, the availability of local amenities, GLA officers are broadly content with the residential density proposed. The applicant should, nevertheless, provide the clarification sought in paragraph 30 above. Open land

32 As discussed in paragraph eight above, the south plot at the site comprises largely open land, save for a collection of single storey temporary buildings used as changing and shower rooms in connection with park activities. The application proposes to develop this open land, and to reprovide parkland at the north plot to allow a reconfiguration of the park.

Reconfiguration of open land

33 London Plan Policy 7.18 supports the creation of new open space in London and rigorously seeks to avoid any net loss of open land. As discussed in paragraph twelve of this report, the Council is developing a masterplan for the regeneration of Bartlett Park. GLA officers understand that the emerging plan supports the principle of a land swap between the north and south plots at this site, to enable a long held ambition to provide a generous soft landscaped link between the Limehouse Cut and Bartlett Park.

34 The development proposals would allow for this configuration, and furthermore, the proposed reduction in built footprint at the north plot (compared to the former Cotall Street block) would generate an increase in the area of open land at Bartlett Park. Based on the information provided, officers understand that the overall land gain for the park would be 1,710 sq.m.

35 The proposed reconfiguration of open land within the scheme is strongly supported. However, to ensure accordance with principles of London Plan Policy 7.18, the Council will need to ensure that the area of new open space at the north plot is adopted/designated as appropriate, to secure its contribution to Bartlett Park, and to off-set the loss at the south plot.

Ancillary park facilities at south plot

36 Based on discussions with the Council it is understood that the emerging Bartlett Park masterplan would seek to replace the temporary park changing and shower rooms which would be displaced as a result of the development. Nevertheless, the Council is advised to consider whether

page 6 it would be appropriate to secure a financial contribution towards the replacement of these facilities as a planning obligation of this development. Urban design

37 The proposed development is well designed and responds positively to the challenges and sensitivities of these urban infill plots. The intention to reduce the footprint of development at the north plot (compared to that of the former Cotall Street block) is particularly welcomed given the benefits that this will help to secure for Bartlett Park and the Limehouse Cut respectively.

38 The scale and layout of the proposed blocks will respond well to that of neighbouring development, helping to define surrounding public spaces and provide passive surveillance on to the western park edge and adjacent streets. GLA officers are also satisfied that the proposed development would not harm the setting of the Grade II Listed Celestial Church of Christ at the heart of Bartlett Park, or the character of the adjacent Limehouse Cut Conservation Area.

39 The submitted design and access statement and accompanying plans demonstrate that residential design within the scheme would be of high quality, and that the development will embody the key principles of providing a limited number of units per core, providing entrances to ground floor units directly from the public realm, and minimising the number of single aspect units. Inclusive design

40 The applicant has stated its commitment to ensure that 100% of the proposed new dwellings would meet the Lifetime Homes standard, and indicated within the design and access statement how this standard would be achieved. Officers also note that a 10% provision of wheelchair accessible/adaptable dwellings (fifteen units) would be provided across the scheme. This is supported in line with London Plan Policy 3.8.

41 The layout of the scheme promotes well defined, legible, routes across the surrounding public realm and is supported. Officers also note that the development would allow at-grade access to all residential front doors, as well as the waterside community centre and cafe.

42 As discussed in the transport section of this report, only one dedicated parking bay is proposed to be provided within the scheme. Given the commitment to provide up to fifteen wheelchair accessible dwellings in future, officers would welcome an increase in this provision in accordance with the principles of London Plan Polices 6.13 and 7.2. Sustainable development

Energy strategy

43 In line with London Plan Policy 5.2, the applicant has submitted an energy statement for the development, setting out how it will reduce carbon dioxide emissions in accordance with the London Plan energy hierarchy. The components of the proposed energy strategy are assessed below.

Energy efficiency

44 The applicant has proposed a range of passive design features and demand reduction measures to reduce the carbon dioxide emissions of the proposed development. Both air permeability and heat loss parameters will be improved beyond the minimum backstop values required by Building Regulations. Other features include energy efficient lighting and mechanical

page 7 ventilation with heat recovery. The demand for cooling will be minimised through the use of high performance glazing. These measures are supported in accordance with London Plan Policy 5.3.

45 The development is estimated to achieve a reduction of 21 tonnes per annum (10%) in regulated carbon dioxide emissions compared to a 2010 Building Regulations compliant development, through this first stage of the London Plan energy hierarchy.

District heating

46 Following a local investigation the applicant has confirmed that there are no existing or planned district heating networks within the vicinity of the proposed development. However, in accordance with the principles of London Plan Policy 5.6, the applicant should provide a commitment to ensure that the development will be designed to allow for connection to a district heating network in future.

47 The applicant is proposing to install a heat network for each of the two blocks of development, served by two ground floor energy centres, located at each of the development plots. Having considered the spatial separation of the development plots, officers are willing to accept this approach in principle. However, further information on the floor area and location of the energy centres should be provided to ensure accordance with London Plan Policy 5.6.

Combined heat and power

48 The applicant is proposing to install a 35 kWe and 25 kWe gas fired combined heat and power system (CHP) for the north and south plots respectively. So that officers may adequately assess the proposed sizing of the CHP, the expected heat profiles that support these systems should be provided. Officers would also welcome the opportunity to review details of the proposed CHP electricity sales strategy.

49 Based on the information provided, a reduction in regulated carbon dioxide emissions of 28 tonnes per annum (15%) will be achieved through this second stage of the energy hierarchy.

Renewable energy technologies

50 The applicant has investigated the feasibility of a range of renewable energy technologies and is proposing to install 16 kWp of roof mounted photovoltaic panels across the two development pots. This is supported in line with London Plan Policy 5.7, and the proposed provision of photovoltaic panels should be secured by planning condition.

51 A reduction in regulated carbon dioxide emissions of 10 tonnes per annum (6%) will be achieved through this third stage of the energy hierarchy.

Overall carbon dioxide savings

52 Based on the information provided, a reduction of 59 tonnes of carbon dioxide per year in regulated emissions compared to a 2010 Building Regulations compliant development is expected. This is equivalent to an overall saving of 28%, which would exceed the current (2010-2013) target within London Plan Policy 5.2, and is supported.

Climate change adaptation

53 The applicant has set out its proposed climate change mitigation measures within the design and access statement, and sustainability statement. These documents confirm that green roofs are proposed for the upper levels of each of the development blocks, and that this, coupled

page 8 with a broader sustainable urban drainage strategy, will reduce surface water runoff at the site. These proposals are strongly supported in accordance with London Plan policies 5.10, 5.11 and 5.13, and the Council is encouraged to secure the detailed approval of these measures by way of planning condition.

54 The planning statement and arboricultural impact assessment indicate that it will be necessary to remove four trees at the site to facilitate the redevelopment. Whilst it is noted that the trees concerned are not of the highest quality, based on the information available it is not currently clear to officers that the effected trees would be replaced as part of the development. Officers therefore seek discussion with the applicant and the Council on this matter, to ensure accordance with London Plan Policy 7.21. Transport

55 As discussed in paragraph six of this report, the application comprises two distinct development plots/sites. It is noted that, whilst this is unusual, this approach it is not without precedent, particularly on regeneration schemes where the sites are linked in terms of the overall delivery. Nevertheless, the Council is advised that the design of planning conditions, and the nature of any future section 106 agreement, will need to be carefully considered in order to respond to the particular circumstances in this case.

Car Parking

56 The development is intended to be car free, with the exception of disabled parking, which is supported. It is noted that, to support this approach, the applicant is willing to enter into a section 106 agreement with the Council to restrict new residents from applying for a local parking permit. This is welcomed.

57 Nevertheless, based on the information provided it appears that only a single disabled car parking space would be provided within the scheme. Given the applicant’s commitment to ensure that 10% of the housing proposed would be wheelchair accessible, or easily adaptable for wheelchair users, (equivalent to up to fifteen units) officers expect a complementary provision of disabled car parking spaces to be provided in accordance with the principles of London Plan Policy 6.13.

58 The Council is advised that the proposed provision of an electrical vehicle charging point (EVCP) should be secured by way of planning condition. If the provision of parking is revised in response to the comments above, the provision of active and passive EVCPs should be secured in accordance with London Plan standards. It is also noted that seven of the affordable dwellings may be eligible for a local ‘Permit Transfer Scheme’, which is implemented by the Council. TfL is content with this approach based on the results provided within the applicant’s parking survey.

Cycling

59 The applicant is advised that based on the figures submitted within the application form, the proposed total provision of cycle parking spaces would fall two spaces short of the minimum standards for residential development set out in London Plan Policy 6.9, and in the draft early minor alterations. The applicant is, therefore, encouraged to introduce extra spaces to ensure that the minimum standards are met. Notwithstanding this, the proposal to provide two spaces each for the A3 and D1 uses is supported. The applicant should, however, ensure that on site changing and shower facilities for cyclists are provided for the non-residential uses.

page 9 Trip generation and travel planning

60 Given the location and nature of the development, TfL is of the view that the scheme is unlikely to generate any significant additional demands on the highway or public transport network.

61 Nevertheless, TfL supports the applicant’s submission of a draft travel plan, and the commitment to submit a final version prior to occupation of the residential element. The draft travel plan for the residential element has passed an ‘ATTrBuTE’ assessment, and the Council is, therefore, advised to ensure that the final version of the travel plan is secured within the section 106 agreement in line with London Plan Policy 6.3.

Pedestrian environment

62 TfL welcomes the submission of a pedestrian environment review system audit as part of the transport statement. The applicant is encouraged to continue its engagement with the Council, to determine whether any of the improvements identified should be secured as a planning obligation of the scheme.

Construction and deliveries

63 The applicant has confirmed that a construction management plan will be submitted prior to commencement on site, and enforced through the section 106 agreement. This welcomed. However, whilst the transport statement identifies that the predicted servicing arrangements for the development would remain similar to the current ones, TfL seeks the submission of a delivery and servicing plan, covering both plots, and secured within the section 106 legal agreement in line with London Plan Policy 6.14.

Community infrastructure levy

64 The Mayor has introduced a London-wide community infrastructure levy (CIL) to help implement the London Plan, particularly policies 6.5 and 8.3. The Mayoral CIL formally came into effect on 1 April 2012, and it will be paid on commencement of most new development in Greater London granted planning permission on or after that date. The Mayor's CIL will contribute towards the funding of Crossrail.

65 The Mayor has arranged boroughs into three charging bands. The rate for Tower Hamlets is £35 per sq.m. The required CIL should be confirmed by the applicant and Council once the components of the development, or phase thereof, have themselves been finalised.

66 The applicant should note that London borough councils are also able to introduce CIL charges which are payable in addition to the Mayor’s CIL. Tower Hamlets Council has yet to adopt a CIL, but recently consulted on a preliminary draft charging schedule. Further details are available on the Council’s website. Local planning authority’s position

67 Tower Hamlets Council is expected to formally consider the application at a planning committee meeting at the end of January 2013. Legal considerations

68 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

page 10 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. 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

69 There are no financial considerations at this stage. Conclusion

70 London Plan policies on housing, open land, urban design, inclusive access, sustainable development and transport are relevant to this application. The application complies with some of these policies but not with others, for the following reasons:

 Housing: The proposed 50% provision of affordable housing is supported subject to verification that this represents the maximum reasonable amount in line with London Plan Policy 3.12. The proposed housing mix, tenure split, residential standards and play space provision is acceptable in accordance with London Plan polices 3.5, 3.6, 3.8, 3.9 and 3.11. Clarification is sought with respect to density to ensure accordance with London Plan Policy 3.4.

 Open land: The proposed reconfiguration of open land would help to deliver qualitative and quantitative improvements to Bartlett Park and accords with London Plan Policy 7.18.

 Urban design: The design is broadly supported in accordance with London Plan Policy 7.1.

 Inclusive access: The approach to inclusive access within the scheme is broadly supported, however, the applicant should seek to make an increased provision of Blue Badge parking in accordance with the principles of London Plan policies 6.13 and 7.2.

 Sustainable development: The proposed energy strategy is broadly supported in line with London Plan Policy 5.2, however, further information is sought with respect to: district heating; and, combined heat and power to ensure accordance with London Plan Policy 5.6. Planning conditions are also sought with respect to: renewable energy technologies; green roof provision; and, sustainable urban drainage in accordance with London Plan policies 5.7, 5.10, 5.11 and 5.13. Further information is also sought with respect to the tree replacement strategy in line with London Plan Policy 7.21.

 Transport: Clarifications and commitments are sought with respect to: car parking; cycling; travel planning; and, construction and deliveries to ensure accordance with London Plan policies 6.3, 6.9, 6.13 and 6.14.

71 Whilst the application is generally acceptable in strategic planning terms, on balance, the application does not comply with the London Plan. However, the resolution of the above issues could lead to the application becoming compliant with the London Plan.

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for further information, contact Planning Decisions Unit: Colin Wilson, Senior Manager - Planning Decisions 020 7983 4783 email [email protected] Justin Carr, Strategic Planning Manager (Development Decisions) 020 7983 4895 email [email protected] Graham Clements, Strategic Planner (case officer) 020 7983 4265 email [email protected]

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