The Planning Report to the Inspectorate Temple Quay House 2 The Square Secretary of State Temple Quay Bristol BS1 6PN for Communities GTN 1371 8000 and Local Government by Alan Novitzky BArch(Hons) MA(RCA) PhD RIBA Date: 26 April 2010 an Inspector appointed by the Secretary of State for Communities and Local Government Town and Country Planning Act 1990 Planning (Listed Buildings and Conservation Areas) Act 1990 London Borough of Bromley Applications by the London Development Agency Inquiry opened on 7 July 2009 Crystal Palace Park, London SE20 8DT File Refs: APP/G5180/V/09/2098454, APP/G5180/V/09/2100067, APP/G5180/V/09/2100066 Report APP/G5180/V/09/2098454, APP/G5180/V/09/2100067, APP/G5180/V/09/2100066 CONTENTS Paragraph Procedural Matters 1 Statements of Common Ground 10 The Site and Surroundings 11 History of the Park 17 Planning Policy 21 Planning History 31 The Proposals 36 IN SUPPORT The London Development Association, the Applicants 41 The London Borough of Bromley, the Council 319 The Greater London Authority, Rule 6 Party 397 English Heritage, Rule 6 Party 426 Others Supporting the Proposals 498 IN OPPOSITION The Crystal Palace Community Association, Rule 6 Party 556 Sport England, Rule 6 Party 670 The Residents of the North East Side of Anerley Hill, 814 Rule 6 Party, and the Friends of Ledrington Green The Joseph Paxton Society, Rule 6 Party 876 Others Opposing the Proposals 897 Conditions and Obligations 1095 CONCLUSIONS 1098 Recommendations 1330 Page No Appearances 273 Documents 276 Annex A – Possible Outline Planning Permission 299 Conditions Annex A1 – Outline Specification for Park Works 316 Annex B – Possible Conservation Area Consent 318 Conditions Annex C – Possible Listed Building Consent Conditions 319 Page 2 Report APP/G5180/V/09/2098454, APP/G5180/V/09/2100067, APP/G5180/V/09/2100066 GLOSSARY OF ABBREVIATIONS AN Residents of the North East Side of Anerley Hill CABE Commission for Architecture and the Built Environment CD Core Document CIL Community Infrastructure Levy CPCA Crystal Palace Community Association CPC Crystal Palace Campaign DAS Design and Access Statement ECB English Cricket Board EH English Heritage EIA Environmental Impact Assessment ES Environmental Statement FPM Facilities Planning Model GLA Greater London Authority GDPO General Development Procedure Order IROPI Imperative Reasons of Public Importance IAAF International Amateur Athletic Federation JP Joseph Paxton Society LDA London Development Agency LBB London Borough of Bromley MDS Major Developed Site MOL Metropolitan Open Land MoL Mayor of London MUGA Multi-Use Games Area NE Natural England NSC National Sports Centre RSC Regional Sports Centre SE Sport England SINC Site of Importance for Nature Conservation SOCG Statement of Common Ground STP Synthetic Turf Pitch TSOCG Transport Statement of Common Ground UDP Unitary Development Plan VSC Very Special Circumstances Page 3 Report APP/G5180/V/09/2098454, APP/G5180/V/09/2100067, APP/G5180/V/09/2100066 File Ref: APP/G5180/V/09/2098454 Crystal Palace Park, London SE20 8DT • The application was called in for decision by the Secretary of State by a direction, made under section 77 of the Town and Country Planning Act 1990, on 28 January 2009. • The application is made by the London Development Agency to the Council of the London Borough of Bromley. • The application Ref 07/03897/OUT is dated 1 November 2007. • The development proposed is a comprehensive phased scheme for landscaping and improvement of the Park comprising the demolition of and alterations to existing buildings and structures including the removal of existing hard surfaces; changes of use including part of the caravan site to public open space and the museum to a park rangers’ base; the erection of new buildings and structures for various uses including museum, park maintenance facilities, community facility, information kiosk, greenhouses, retail kiosks, cafes, toilets, classroom, children’s nursery, treetop walk, college and up to 180 residential dwellings; erection of a new regional sports centre including indoor swimming pool; alterations to ground levels with new pedestrian paths, vehicular access roads, car park, highway works, water features, together with associated and ancillary works, plant and equipment (part outline/part full application). • The reason given for making the direction was that the application is one that the Secretary of State ought to decide because the proposal may conflict with national and regional policies on important matters. • On the information available at the time of making the direction, the following were the matters on which the Secretary of State particularly wished to be informed for the purpose of his consideration of the application: (a) the extent to which the proposal is consistent with policies in Planning Policy Statement 1: Delivering Sustainable Development towards the delivery of sustainable development through the achievement of social cohesion and inclusion, the protection and enhancement of the environment, the prudent use of natural resources, and sustainable economic development; and for the promotion of high quality, inclusive design in terms of function and impact, which takes the opportunities available for improving the character and quality of an area; (b) the extent to which the proposal is consistent with policies in Planning Policy Statement 3: Housing to meet the housing requirements of the whole community (including those in need of affordable housing), widen housing opportunity and create mixed communities: (c) the extent to which the proposal is consistent with policies in Planning Policy Statement 9: Biodiversity and Geological Conservation to ensure that adequate provision is made for development whilst ensuring effective conservation and enhancement of the diversity; (d) the extent to which the proposal is consistent with policies in Planning Policy Guidance 15: Planning and the Historic Environment on the protection of buildings for their special architectural or historic interest, and their settings; the preservation or enhancement of the character or appearance conservation areas designated for their special architectural or historic interest; and for the protection of the wider historic environment, including scheduled ancient monuments, World Heritage Sites, historic parks and gardens, historic battlefields, buildings of local importance and trees in conservation areas; (e) the extent to which the proposal is consistent with policies in Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation to meet the sport, open space and recreation requirements of the whole community by protecting existing facilities and securing appropriate new provision; (f) whether the proposal accords with the relevant provisions of Bromley Council’s Unitary Development Plan adopted in July 2006; (g) whether the proposed development accords with the relevant provisions of the London Plan – Spatial Development Strategy for Greater London consolidated with alterations since 2004 (February 2008); (h) whether any permission should be subject to conditions and, if so, the form they should take; and Page 1 Report APP/G5180/V/09/2098454, APP/G5180/V/09/2100067, APP/G5180/V/09/2100066 (i) any other relevant material planning considerations. Summary of Recommendation: Planning permission be granted subject to conditions. File Ref: APP/G5180/V/09/2100067 Crystal Palace Park, London SE20 8DT • The application was called in for decision by the Secretary of State by a direction, made under section 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990, on 26 February 2009. • The application is made by the London Development Agency to the Council of the London Borough of Bromley. • The application Ref 07/03906/CAC is dated 1 November 2007. • The demolition proposed is the demolition of walls, fences, gates and various buildings including park maintenance and office buildings, 3 public conveniences, café, St John’s Ambulance premises and One O’Clock Club (Nos 23 and 27 Crystal Palace Park Road), the Paxton Suite and the hostel at The Lodge, the Jubilee Stand and Stadium Stand, buildings at the Caravan Club site, and dwellings at Nos 1-7 (con) National Sports Centre. Summary of Recommendation: Conservation area consent be granted subject to conditions File Ref: APP/G5180/V/09/2100066 Crystal Palace Park, London SE20 8DT • The application was called in for decision by the Secretary of State by a direction, made under section 12 of the Planning (Listed Buildings and Conservation Areas) Act 1990, on 26 February 2009. • The application is made by the London Development Agency to the Council of the London Borough of Bromley. • The application Ref 07/03907/LBC is dated 1 November 2007. • The works proposed are internal and external alterations including flooring over the swimming pools, provision of toilets and showers within the existing squash courts, removal of the Crystal Suite mezzanine structure at Level 6, refurbishment of the façade including replacement glazing, replacement roofing systems including the copper roof and central roof lights; demolition of high level walkways and ramps, covered football pitch and restaurant, training pool building, concrete ventilation duct structures; associated/ancillary works including plant and equipment. Summary of Recommendation: Listed building consent be granted subject to conditions Procedural Matters 1. The Inquiry sat from 7 to 9 July, 14 to 17 July, 21 to 24 July, 27 to 31 July, 4 to 7 August, and 7 to 8 September 2009. Site visits were held on 10 July, 8 September and 9 September 2009. A pre-inquiry meeting was held on 5 May 2009.1 2. Proofs of evidence are included as Inquiry Documents. These are as originally submitted and do not take account of how the evidence may have 1 ID 1 Page 2 Report APP/G5180/V/09/2098454, APP/G5180/V/09/2100067, APP/G5180/V/09/2100066 been affected by questioning or by other aspects of the Inquiry. Opening and closing submissions are also included and have been amended in red to more accurately reflect their delivered content. Typographical errors to Inquiry Documents, where detected, have also been corrected in red.