Call for Sites Survey As part of Merton’s new Local Plan, we are asking residents, community groups, landowners, developers and anyone who has an interest in Merton to suggest potential sites for redevelopment, reuse, or protection.
We would like to know where you think new homes, shops, offices, schools, health centres and other facilities are needed in Merton over the next 15 years.
We won’t publish anyone’s personal details but we will ask for your contact details in case we need to find out more information about what you are proposing.
If you would prefer not to use SurveyMonkey to tell us about your proposal, please see our website www.merton.gov.uk/ localplan which will give a PDF of this questionnaire that you can email to [email protected] or post to Future Merton, Merton Civic Centre, London Road, Morden, SM4 5DX.
At the end of the questionnaire there will be an opportunity to upload additional documents to provide us with more information.
1. Please provide the following: Site address: Land at the former LESSA Sports Ground, south of Meadowview Road, Grand Drive, Raynes Park, London Postcode: SW20 9EB
2. Please upload a site location plan (Please attach any documents to your response) Site location plan included in supported documents.
*3. What is the site area (hectares)? 2.8 hectares
*4. What is the current use of this site (please let us know what it was last used for if the site is now vacant)? The site is vacant. The site’s previously use was as a private sports facility for members of London Electricity’s sports and social club.
*5. Please tell us your suggested use(s) Residential
6. Relevant planning history (please tick all that are relevant for your site) Pre-application advice Planning application submitted Planning application decision received Appeal None/not relevant Not known High level discussions have been held with officers at London Borough of Merton. The wider former LESSA Sports Ground site was granted planning permission in October 2009 for the redevelopment of 0.6 hectares as residential development of 44 dwellings.
7. Please use the box below to tell us more about any relevant planning history.
The questions below are optional but will help us assess the site’s potential.
8. Are there any factors which might help or hinder this site coming forward as you propose? Please tick all that apply. Land in other ownership; site must be bought before development can take place Current use needs to be relocated
Physical constraints (e.g. access, trees, other)
Issues with viability (e.g. lending availability, contamination and other financial implications)
Restrictive covenant exists
Please use the box below to tell us more (optional)
The site is suitable, available and deliverable and can be brought forward for residential development in the first five 5 years of the new Local Plan period.
9. What is the level of developer interest? There is a landowner/developer who wants to build the site
The landowner wants this to happen but is yet to appoint a developer
I do not know
This is not relevant
Please use the box below to tell us more (optional)
10. Please indicate the approximate timescale for availability 0-5 years: short term (up to 2023)
6-10 years: medium term (up to 2028)
10-15 years: long term (up to 2033)
11. Please tell us any other relevant information
Bottom of Form We won’t publish anyone’s personal details but we will ask for your contact details in case we need to find out more information about what you are proposing. We will not use any of the personal information that you provide for anything other than contacting you about planning for the future of Merton.
Unfortunately we won’t be able to accept anonymous submissions.
Address: Savills Address 2: 33 Margaret Street
City/Town: London
Postal Code: W1G 0JD
Country: United Kingdom
*13. I am the/a... Owner of (all or part of) the site
Land agent
Developer
Registered social landlord
Planning consultant
Community group
*14. Are submitting a representation on behalf of someone else? Site owner name
Company (If applicable)
Address
Address 2
City/Town
Postal Code
Country
Email Address
Phone Number
16. What is your client's address
Your clients name:
Company (If applicable): Bellway Homes (South London) Limited
Address: Bellway House
Address 2: London Road North
City/Town: Merstham, Surrey
Postal Code: RH1 3YU
Country: United Kingdom
Email Address: C/O Agent (Savills)
Phone Number: C/O Agent (Savills)
*17. Does the site owner(s) support your proposal(s) for the site? Yes
No
18. How did you hear about this consultation? Please select one or more
Letter
Website
Newspaper
Other (please specify)
19. Please tell us if you have any other comments.
In addition to this completed Call for Sites form, please see the following accompanying documents: . Supporting Statement, prepare by Savills . Development proposals document, prepared by Stockwool . Highways and transportation Technical Note, prepared by Ardent Consulting Engineers.
20. Please upload any additional documents that you think are relevant. (Please attach any documents to your response)
Thank you for taking part in this survey.
Your responses will help shape the future of your borough.
For future information and future updates on the New Local Plan www.merton.gov.uk/newlocalplan London Borough of Merton: Local Plan 2020 - Call for Sites Submission of former LESSA Sports Ground, Raynes Park for allocation as a residential development site
Introduction
This Supporting Statement is prepared on behalf of Bellway Homes (South London) Limited. It is submitted to the London Borough of Merton (the ‘Council’) as part of its ‘call for sites’ in support of the former LESSA (London Electricity Sports and Social Association) Sports Ground, Raynes Park (the ‘Site’) to be allocated for residential development and included in its emerging Local Plan. The Site can be delivered in the first 5 years of the new Local Plan period.
This submission to the Council’s call for sites comprises: n This Supporting Statement n Completed Call for Sites Form n Development proposals document, prepared by Stockwool n Highways and Transportation Technical Note, prepared by Ardent Consulting Engineers
Site location
The former LESSA Sports Ground (the ‘Site’) is located off Grand Drive on the western side in Raynes Park. The Site was previously owned by London Electricity. It was a private sports facility for members of London Electricity’s sports and social club. Due to a declining membership, the facility was closed in September 2000.
Part of the overall former LESSA Sports Ground site has been developed for 44 dwellings and tennis courts. Approval for this redevelopment was granted at appeal in October 2009 and is detailed in the next section of this report.
The Site being promoted for residential development amounts to 2.8 hectares in size and it location is shown outlined in red on the plan below.
Figure 1: Site Location and extent of Site submitted to the call for sites
Page | 1 London Borough of Merton: Local Plan 2020 - Call for Sites Submission of former LESSA Sports Ground, Raynes Park for allocation as a residential development site
Background of the Site
Full planning permission was approved at appeal in October 2009 (LPA Ref: 08/P1869, PINS Ref: APP/T5720/A/09/2102075) for the redevelopment of 0.6 hectares of the former LESSA Sports Ground for residential development of 44 dwellings and the retention and re-use of the remaining 4 hectares of land as tennis courts and new sports playing fields with associated facilities.
The residential dwellings have been built and are occupied, forming Meadowview Road. The tennis courts have been completed and a lease has been granted to the Trustees of Raynes Park Residents Lawn Tennis Club (‘RPRLTC’). The tennis courts operate very successfully. However, the area of retained sports fields (the Site), remains vacant.
A Section 106 Agreement (the ‘S106’) attached to the 2009 planning permission includes a number of clauses regarding the delivery of the retained sports fields land. In 2012, a Deed of Variation to the S106 was agreed. The Deed of Variation agreed that the Council surrendered the Third Tennis Courts Option. This enabled the landowner to grant a lease to the Trustees of RPRLTC and bring forward the successful tennis club.
The S106 included clauses which required lease options on the sports fields land to be exercised within specified timeframes by either the Council and/or Kings College School Wimbledon (KCS Wimbledon). These lease options were not exercised within the specified timeframes. There are no clauses within the S106 which cover the event that none of the lease options are exercised by either the Council or KCS Wimbledon.
Time has elapsed. The sports field land has not been utilised since 2000. Bellway Homes, a successful national housebuilder with a proven track record of delivering new homes across the UK, hope to utilise the potential of the site and make better use of this underutilised land. An initial review of playing fields and sports pitches in the surrounding area has demonstrated that the Site is surplus to local needs. The unoccupied Site is currently secured to prevent it from falling into disrepair.
The Council’s ‘call for sites’ and its preparation of a new Local Plan provides the potential to release the Site for residential development, including the provision of affordable housing. The Site’s release may also generate the opportunity to deliver new leisure facilities within the Site benefitting RPRLTC and local people.
Discussions with Trustees of Raynes Park Residents Lawn Tennis Club
Bellway Homes has had long standing discussions with the Trustees of RPRLTC. The Trustees have expressed their visions for the Club’s expansion through additional tennis courts for adults and junior players, flexible sports pitches and car parking. There is the potential for these new facilities to be delivered through part of the Site’s release and redevelopment for housing.
Trustees of RPRLTC have expressed their in-principle support for the release and redevelopment of the former LESSA Sports Ground. Trustees of RPRLTC recognise the potential for residential development at the Site to generate the opportunity to deliver new leisure facilities which could directly benefit them.
Site context
n Public Transport Accessibility Level (PTAL) The Site has a PTAL rating of 1b and is in very close proximity of PTAL 3 where Meadowview Road meets Grand Drive. As a suburban location, the London Plan 2016 Table 3.2 suggests that the density of development at the Site could be 35-75 units per hectare and around 150-200 habitable rooms per hectare.
n Surrounding land uses The Site is almost entirely bounded by residential properties of predominantly two-storey height, including semi-detached houses along Meadowview Road and Blenheim Road/Blenheim Close (to the north), Westway (to the west), Greenway (to the south) and Orchard Close/Elm Grove (to the east). Raynes Park Residents Lawn Tennis Club is located to the north western corner of the Site and comprises five tennis courts and a clubhouse. The Site’s location is very suitable for residential development.
Page | 2 London Borough of Merton: Local Plan 2020 - Call for Sites Submission of former LESSA Sports Ground, Raynes Park for allocation as a residential development site
n Boundary treatment The northern boundary of the Site is formed by Meadowview Road and car parking spaces with a separate pedestrian footpath. The west, south and eastern boundaries are formed by hedgerows and trees separating the site with the rear gardens and residential curtilages of houses along Westway, Greenway and Grand Drive.
n Flood risk The south west corner of the Site is located within Flood Zone 3. No residential development is proposed in this area.
n Conservation Area and Listed Buildings The Site is not located within or adjacent to a Conservation Area. There are no Listed Buildings within or adjacent to the Site or within 400 metres of the site. Residential development at the Site would not affect the setting or negatively impact on Conservation Areas or Listed Buildings.
n Merton’s Local Plan Sites and Policies Plan and Policies Maps (July 2014) allocations The Site is designated with two open space policies on the currently adopted policies maps: Core Planning Strategy Policy CS13: Open Space, Nature Conservation, Leisure and Culture and Policy DM01. Policy CS13 seeks to protect and enhance public and private open space. It also seeks to safeguard viable leisure, recreational and sporting facilities. It supports proposals for new and improved facilities. Refurbishment and replacing facilities is also supported. Residential Development which would enable viable leisure and sporting facilities would not be contrary to these policies. Through the preparation of the new Local Plan, the Site should be released from its current designations and allocated for residential development.
Development Proposals
Bellway Homes has commissioned Stockwool architects, an award winning architecture and urbanism firm, to prepare an initial study to suggest possible development proposals at the Site. Accompanying this submission is Stockwool’s development proposals document which details the study of the Site and its surroundings. Stockwool’s document sets out proposed development designs which respond to the Site’s context and demonstrate the deliverability of the Site for residential use.
Option A: Residential development of 71 dwellings and sporting facilities
Development proposal Option A develops the south eastern sections of the Site with 60 houses and an apartment block of 11 units. Access to the new dwellings is proposed from Meadowview Road. Communal green open space is proposed along the northern section of the Site forming a landscaped green band. The western part of the Site would be developed to provide new sports and tennis pitches. An access road would link the existing tennis courts with new car parking spaces for 20 cars, along with two full-size tennis courts and three mini-tennis courts. A multi use games area (MUGA) would also be delivered to provide flexible sports pitches for a variety of sporting and leisure uses. The sports and tennis pitches would be surrounded by landscaped communal open space. An existing equipped play area would remain in the north eastern corner of the Site. All proposals for dwellings avoid the south western corner of the site located within Flood Zone 3.
Option B: Residential development of 87 dwellings and sporting facilities
Development proposal Option B considers a larger number of apartments. The eastern section of the Site would be developed for residential with the western part of the Site proposed for sports pitches. Four apartment buildings would front onto the band of green open space along the northern boundary of the Site and provide 24 dwellings. The south eastern part of the proposed residential area would be developed as 52 houses. A three-storey apartment building is proposed in the south eastern corner of the site and provide 11 units. Access to the residential element would be from Meadowview Road. A landscaped band of communal green open space is proposed along the northern section of the Site and would surround the sports pitches. The western part of the Site would be developed with sports pitches and 20 car parking spaces, as in Option
Page | 3 London Borough of Merton: Local Plan 2020 - Call for Sites Submission of former LESSA Sports Ground, Raynes Park for allocation as a residential development site
A. The existing equipped play area located in the north eastern corner of the site would remain. All proposed dwellings are located outside of the south western corner of the site located in Flood Zone 3.
Benefits of allocating the Site for residential development
The redevelopment of the Site would provide multiple planning benefits. These are set out below.
n Enabling the needs of Raynes Park Residents Lawn Tennis Club
The Site has not been used for sporting or leisure facilities since the close of the private sporting facilities in September 2000. The Site is currently under-utilised, vacant, has received no interest in being used solely as sports pitches and will fall into disrepair and potentially become an eyesore, decreasing the attractiveness of the area.
Trustees of RPRLTC expressed an early interest in part of the LESSA site for use as its tennis club and a Deed of Variation to the S106 was agreed in order to facilitate this. Residential development of part of the Site would act as an enabling-device to meet the needs of RPRLTC to increase its size, court numbers and facilities.
Residential development would provide viable sports pitches on part of the former LESSA Sports Grounds, retaining part of the Site’s use as sports facilities, whilst providing open space along with much needed housing.
n Sustainable development
The Site is very sustainably located within an existing residential area. Raynes Park Station is approximately 900 metres north of the Site and Motspur Park Station approximately the same distance south of the Site. There are many local services, supermarkets, schools and sporting and leisure facilities located within a 1km of the Site.
A Highways and Transportation Technical Note prepared by Ardent (December 2017) accompanies this submission. The Technical Note also confirms that the site is sustainably located being within walking and cycling distance of local facilities and close to bus stops and a mainline railway station.
The Technical Note concludes:
The site is in a sustainable location, being within walking and cycling distance of local facilities, with links to cycle routes, and close to bus stops and a mainline railway station. This is confirmed by Census Travel to Work data which shows that only a third of existing residents of the local area drive to work, with the rest using public transport, walking or cycling. It is therefore well suited for further residential development in accordance with current national (NPPF), London Plan and local (LBM) policy on land use and transport planning.
The existing site access junction and Meadowview Road itself both have ample capacity to accommodate predicted additional traffic generated by a development of the size proposed.
In view of this, the site is highly suitable for allocation for residential development.
n Multi Use Games Area (MUGA) provided on Site
Initial redevelopment proposals of the Site include a MUGA within the south west corner of the Site. MUGAs allow the use of one court to play a multitude of games, including football, tennis, basketball and netball. The MUGA would be a public facility benefitting existing and new residents.
Page | 4 London Borough of Merton: Local Plan 2020 - Call for Sites Submission of former LESSA Sports Ground, Raynes Park for allocation as a residential development site
n Up to 50% affordable housing
The London Mayor’s long-term aim is for half of all new homes to be affordable. This aim is set out in the current Mayor of London’s Affordable Housing and Viability Supplementary Planning Guidance August 2017. This aim is also central to the emerging New London Plan.
Residential development at the Site could provide up to 50% affordable housing. This would assist in allowing Londoners of all means and backgrounds to play their part in community life. Affordable housing would help ensure that London remains a mixed and inclusive place in which people have a choice about where to live.
n Meeting the housing target for new home completions
The draft New London Plan sets a 10-year target for housing completions in Merton at 13,280, with an average target of 1,328 homes per year. Developing the Site for new housing would positively contribute towards Merton’s and London’s ambitious housing targets. Allocating the Site for residential development would make a valuable contribution to the housing land supply and ensure that Local Plan policies take priority and allow development in Merton to remain plan-led.
n Resolving an existing problem of a vacant site
The Site is vacant. There is no interest in the Site being used solely as sports fields. The Site is underutilised and it is not fulfilling a functional use. Allocating the Site for development would provide new housing and enable the delivery of sports and leisure facilities on surplus available land.
Residential development is the most appropriate, suitable, beneficial and sustainable use of the Site. It would allow a sustainably located Site to be brought back into a viable use. Much needed housing would be provided, including affordable housing. Communal leisure facilities could be provided, benefitting local residents and the Raynes Park Residents Lawn Tennis Club.
Summary and Conclusions
The former LESSA Sports Ground Site is vacant. There is no interest in developing the Site solely as sports fields. The Site is falling into disrepair. We strongly recommend that London Borough of Merton include the Site within their emerging Local Plan as an allocated residential development site. Significantly, the Site would contribute to meeting the housing needs of Merton and London. Residential development would also enable the provision of new tennis facilities and a communal multi use games area. Bellway Homes, a national housebuilder with a proven track record of delivering quality housing supports the development of the Site and would bring forward much needed housing, including affordable housing, at the earliest opportunity.
The Site is suitable, available and deliverable. The Site can be delivered in the first 5 years of the new Local Plan period. The new Local Plan should release the Site from its current designations and allocate it for residential development.
Savills 8 January 2018
Page | 5 161480-01 LESSA site, Raynes Park
Highways & Transportation Technical Note January 2018
Date : December 2017 Project : LESSA site, Raynes Park Project Ref : 161480 Report Ref : 161480-01
DOCUMENT CONTROL
REV ISSUE PURPOSE AUTHOR CHECKED APPROVED DATE
- 1st Draft – Client KM KM DRAFT 22/12/17 Review
- Final KM DP ML 05/01/18
DISTRIBUTION
This report has been prepared for the exclusive use of Bellway Homes (South London) Ltd. It should not be reproduced in whole or in part, or relied upon by third parties, without the express written authority of Ardent Consulting Engineers.
1.0 INTRODUCTION
1.1 This Technical Note has been prepared on behalf of Bellway Homes (South London) Ltd for inclusion within the overall Site Promotion Technical Report being formulated to support the site’s inclusion within the London Borough of Merton’s call for sites to be allocated for residential development inclusion in the emerging Local Plan.
2.0 EXISTING SITUATION
2.1 The existing residential (44 houses and flats) and leisure (tennis courts) development on the wider site is accessed via Meadowview Road, which is a cul- de-sac running west for 225m from the B279 Grand Drive. The two roads intersect at a simple priority T-junction.
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Local Highway Network
2.2 Meadowview Road has a 6m wide carriageway with footways on both sides, with perpendicular parking spaces on its south side, located opposite housing on its north side. There are no on-street parking restrictions, and it is lit and subject to a 30mph speed limit, with recorded 85th percentile speeds (i.e. those exceeded by only 15% of vehicles) of around 33mph.
2.3 Grand Drive is a wide single carriageway with one lane for traffic travelling in each direction plus a central hatched strip. It is subject to a 30mph speed limit and is lit, and is fronted by houses on both sides, most of which has in-curtilage parking. It is a bus route (see below) and local distributor road.
2.3 Data from the www.crashmap website shows that no personal injury accidents have been reported on Grand View in the vicinity of the development access junction in the five year period to 30th June 2017.
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Pedestrians
2.4 There are footways on both sides of all roads in the vicinity of the site, including the access from Grand Drive, and a foot/cyclepath link from the site through to Westway to the west of the site.
2.5 There are pedestrian crossing facilities on Grand Drive in the form of central refuges either side of the Blenheim Road junction to the north, and to the south of the Orchard Close junction to the south. Slightly further afield there are controlled crossing facilities with pedestrian phases at the Grand Drive/Crossway/ Meadow Close signal junction to the south, and the A298 Bushey Road/Grand Drive signalised intersection to the north.
2.6 Raynes Park district centre is within an 850m (11 minute) walk of the site to the north, while there is a parade of shops on Grand Driver also within 850m (11 minutes) walk to the south east, and others 1km (12 minutes) walk to the south west on West Barnes Lane. In addition there are schools, employment opportunities, healthcare and leisure/recreational/community facilities within walking distance of the site.
Cycling
2.7 An advisory cycle route, running north-south, runs adjacent to the site along Westway, with a cyclepath running east-west linking it with the existing development (see above). This route in turn connects to a signposted east- west cycle route which links to Wimbledon town centre via Cannon Hill Common. Sustrans Route 208, which forms part of the National Cycle Network, runs along Whatley Avenue and along the western edge of Sir Joseph Hood Memorial Park and Recreation Ground, passing around 700m to the east, see map below.
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Public Transport
2.8 The site has a Public Transport Accessibility Level (PTAL) rating (based on weekday peak period service frequencies at bus stops within 640m walk and railway stations within 960m) of 1b.
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Buses
2.9 The 163 bus route runs along Grand Drive and serves stops close to the site, with a northbound stop within 160m (a 2-minute walk) and a southbound stop within 320m (a 4-minute walk). This provides a direct link to Raynes Park rail station (see below).
2.10 The K5 and 152 routes serve stops on Bushey Road to the north of the site, within a 700m (9 minute) walk of the site.
2.11 The 131 route serves stops on West Barnes Lane to the west of the site, within a 700m (9 minute) walk of the site, while the 413 route serves stops on Grand Drive to the south of Canon Hill Lane to the south of the site, within a 1km (12 minute) walk of the site.
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Table 2.1: Bus services near LESSA site
Bus Service and Route Service Frequency
Weekdays Saturdays Sundays
131 Fairfield Bus Station – New Malden – Raynes Park Every 7-9 Every 6-10 Every 20
– Wimbledon – Colliers Wood - Tooting minutes minutes minutes
152 New Malden – Raynes Park - Wimbledon Chase – Every 9-13 Every 10-12 Every 20
Merton – South Wimbledon – Colliers Wood - minutes minutes minutes
Mitcham - Pollards Hill
163 Morden – Raynes Park - Wimbledon Chase – Every 6-9 Every 7-10 Every 11-13
Wimbledon minutes minutes minutes
413 Sutton – Raynes Park - Morden Every 15 minutes Every 15 minutes Half-hourly
K5 Morden – Wimbledon Chase – Raynes Park - Half-hourly Half-hourly -
Motspur Park – Norbiton - Kingston – Ham
2.12 Table 2.1 shows that bus stops within walking distance of the site are served by five routes providing a total of up to around 30 buses in each direction per hour, all of which provide links through the south western suburbs of London.
National Rail
2.13 The site is located within a 900m (12 minute) walk of Raynes Park rail station, with the 163 bus route providing a direct link (see above). Raynes Park is on the South Western Main Line from London Waterloo and is served by South Western Railway trains as set out in Table 2.2.
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Table 2.2: National Rail services from Raynes Park
Train Route Service Frequency
Weekdays Saturdays Sundays
Off-peak Peaks
Waterloo – Vauxhall – Clapham Junction – Wimbledon – Half-hourly Half-hourly Half-hourly Half-
Raynes Park – Chessington South hourly
Waterloo – Vauxhall – Clapham Junction – Wimbledon – Half-hourly Half-hourly Half-hourly Hourly
Raynes Park – Kingston – Teddington – Strawberry Hill –
Twickenham – Richmond - Putney
Waterloo – Vauxhall – Clapham Junction – Wimbledon – Half-hourly Half-hourly Half-hourly Hourly
Raynes Park – Kingston – Teddington - Shepperton
Waterloo – Vauxhall – Clapham Junction – Wimbledon – Half-hourly Half-hourly Half-hourly Half-
Raynes Park – Surbiton - Hampton Court hourly
Waterloo – Vauxhall – Clapham Junction – Wimbledon – - Half-hourly - -
Raynes Park – Epsom
Waterloo – Vauxhall – Clapham Junction – Wimbledon – Half-hourly - Half-hourly Hourly
Raynes Park – Epsom - Leatherhead - Guildford
Waterloo - Vauxhall – Clapham Junction – Wimbledon – Half-hourly Half-hourly Half-hourly Hourly
Raynes Park – Epsom - Leatherhead - Dorking
2.14 Table 2.2 shows that Raynes Park is served by up to 12 trains in each direction per hour, all of which serve Wimbledon, Vauxhall and Waterloo. Interchange is available at Wimbledon with the Croydon Tramlink and London Underground District line, with the London Underground Victoria line at Vauxhall, and with the London Underground Bakerloo, Jubilee, Northern and Waterloo & City lines at Waterloo.
2.15 2011 Census Travel to Work data for the existing population of the surrounding area (E01003447 Merton 020A Lower Output Area) shows the following modal split for commuting: -
Car driver: 33%; Car passenger: 2%; Motorcycle: 2%;
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Taxi: 1%; National Rail/Underground/Tramlink: 45%; Bus: 9%; Pedal Cycle: 4%; and Walking: 5%.
2.16 The Census data confirms how sustainable the site location is, being within walking and cycling distance of local facilities and close to bus stops and a mainline railway station, with only a third of residents driving to work and the rest using public transport, walking or cycling. It is therefore well suited for further residential development in accordance with current national (NPPF), London Plan and local (LBM) policy on land use and transport planning.
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3.0 THE PROPOSED DEVELOPMENT
Trip Generation
3.1 The planning application for the consented and built-out scheme was accompanied by a Transport Assessment (TA) prepared by consultants TPP dated July 2008. This considered the predicted traffic generated by a scheme of 44 dwellings (24 apartments and 20 houses), derived using vehicle trip rates per dwelling derived from the TRAVL database using traffic survey data for 3 existing comparable residential developments in outer London Boroughs.
3.2 Using these trip rates, together with the 2011 Census Travel to Work modal split data above gives the predicted additional weekday peak hour trips by mode set out in Table 3.1.
Table 3.1: Predicted weekday peak hour development trips by main mode of travel (source: TPP TA/TRAVL/2011 Census)
Weekday am peak hour Weekday pm peak hour In Out Two-way In Out Two-way
Vehicle trip rates per dwelling
0.093 0.243 0.336 0.169 0.12 0.289 Trip Generation - 110 private houses
Vehicle trips (36%) 6 15 20 10 7 17 Train passengers (45%) 7 17 24 12 9 21 Bus passengers (9%) 1 3 5 2 2 4 Car passengers (2%) 0 1 1 0 0 1 Pedal cyclists (4%) 1 1 2 1 1 2 Pedestrians (5%) 1 2 3 1 1 2 Total People (100%) 16 38 53 27 19 46
Access Junction and Link Capacity
3.3 No assessment of the capacity of the Grand Drive/site access junction was undertaken by TPP since the resultant expected increase in traffic flows on
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Grand Drive, based on survey data collected over a week in school term time in May 2008, was less than 1%.
3.4 However, we have undertaken preliminary capacity modelling of the Grand Drive/Meadowview Road junction as built has been undertaken using the industry-standard software JUNCTIONS9 (PICADY module), developed by the Transport Research Laboratory (TRL). This is based on the 2008 survey data (allowing for projected weekday peak hour background traffic growth to an assumed future year of 2026 (the end of the Local Plan period) derived from the DfT’s National Trip Ends Model) and vehicle trip rates and distribution of development traffic as adopted by TPP (based on the directional split of the existing traffic flows on Grand Drive).
3.5 This established that the layout has ample spare capacity to accommodate the predicted additional traffic associated with a further 60 dwellings. The junction is expected to continue to operate satisfactorily with minimal queueing and delay in both weekday peak hours, and Ratio of Flow to Capacity (RFC) values of up to around 0.1 so well below the desirable maximum of 0.85.
3.6 It is acknowledged in national highway design guidance that a road with a 5.5m wide carriageway has a capacity far greater than required to serve a development of 300 dwellings, even at peak times. A 6m wide carriageway subject to unrestricted parking has a two-way capacity of around 1,500 vehicles per hour, well in excess of the volume expected here.
Parking provision
Car parking
3.7 The adopted London Plan sets out maximum residential car parking standards as follows: -
1/2-bed dwellings – less than one space per unit; 3-bed dwellings – up to 1.5 spaces per unit; and 4-bed dwellings – up to 2 spaces per unit.
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3.8 The Draft 2017 London Plan proposes maximum car parking standards of up to 1.5 spaces per dwelling in areas with a PTAL of 0-1; it also allows minimum residential parking standards to be applied in Outer London Boroughs in areas with a PTAL of 0-1.
3.9 LBM’s own adopted maximum car parking standards are as follows: -
1/2-bed dwellings – up to 1.25 spaces per unit; and 3/4-bed dwellings – up to 2 spaces per unit.
3.10 Data from the 2011 Census shows that the overall average car ownership in West Barnes ward in which the site is located (see map below) is 1.13 cars per household.
3.11 A more detailed breakdown of average car ownership by dwelling by type (house or flat), tenure (owner occupied or rented, whether private or social/affordable) and size (number of rooms including kitchens and utility rooms but excluding bathrooms and hallways) is set out in Table 3.2.
11 ML/slh23851/161480/Reports/161480-01 161480-01 LESSA site, Raynes Park
Highways & Transportation Technical Note January 2018
Table 3.2: Average car ownership data for West Barnes ward by dwelling type, tenure and size (source: 2011 Census)
Rooms Houses Flats
Owner occupied Rented Owner occupied Rented
1-3 1.05 0.86 0.82 0.47
4 1.06 0.71 0.76 0.82
5 1.19 1.00 1.05 0.73
6 1.18 1.07 1.14 0.51
7 1.40 1.15 N/A 0.50
8+ 1.59 1.14 1.70 1.82
3.12 The Census data indicates that the following levels of car parking provision would be adequate in this location: -
1/2-bed Flats for private sale (1-3 rooms): 0.8 spaces per dwelling; 1/2-bed Affordable flats (1-3 rooms): 0.5 spaces per dwelling; 2-bed houses for private sale (4 rooms): 1.1 spaces per dwelling; 3-bed houses for private sale (5 rooms): 1.2 spaces per dwelling; 4-bed houses for private sale (6-8 rooms): 1.2-1.6 spaces per dwelling; 2-bed affordable houses (4 rooms): 0.7 spaces per dwelling; 3-bed affordable houses (5 rooms): 1 space per dwelling; and 4-bed affordable houses (6 rooms): 1.1 spaces per dwelling.
3.13 In addition, up to around 0.2 unallocated spaces should be provided per dwelling for visitors.
Cycle Parking
3.14 LBM’s own adopted minimum cycle parking standards are of one space per two dwellings for flats.
3.15 The adopted London Plan minimum cycle parking standards are higher, at one space per studio/1-bed flat, and two per 2/3/4/5-bed dwelling for residents, and one per 40 dwellings for visitors.
12 ML/slh23851/161480/Reports/161480-01 161480-01 LESSA site, Raynes Park
Highways & Transportation Technical Note January 2018
3.16 The draft 2017 London Plan proposes higher residents’ standards for 1-bed units, as follows (visitor provision is unchanged): -
One space per studio flats; 1.5 spaces per 1-bed; and 2 spaces per 2/3/4/5-bed
13 ML/slh23851/161480/Reports/161480-01 161480-01 LESSA site, Raynes Park
Highways & Transportation Technical Note January 2018
4.0 SUMMARY AND CONCLUSIONS
4.1 The site is in a sustainable location, being within walking and cycling distance of local facilities, with links to cycle routes, and close to bus stops and a mainline railway station. This is confirmed by Census Travel to Work data which shows that only a third of existing residents of the local area drive to work, with the rest using public transport, walking or cycling. It is therefore well suited for further residential development in accordance with current national (NPPF), London Plan and local (LBM) policy on land use and transport planning.
4.2 The existing site access junction and Meadowview Road itself both have ample capacity to accommodate predicted additional traffic generated by a development of the size proposed.
4.3 In view of this, the site is highly suitable for allocation for residential development.
14 ML/slh23851/161480/Reports/161480-01 LESSA SPORTS GROUND, RAYNES PARK CALL FOR SITES ASSESSMENT CONTENTS
1 INTRODUCTION
2 SITE ANALYSIS 2.1 SITE CONTEXT 2.2 CONTEXT PHOTOGRAPHS 2.3 LOCAL CHARACTER STUDY 2.4 LAND USE 2.5 BUILDING 2.6 OPEN SPACES 2.7 URBAN FABRIC CONTEXT STUDY 2.8 TRANSPORT 2.9 PLANNING CONTEXT
3 DESIGN OBJECTIVES 3.1 CONSTRAINTS 3.2 OPPORTUNITIES
4 DEVELOPED OPTIONS 4.1 FRAMEWORK CONCEPT 4.2 CAPACITY OPTION A 4.3 CAPACITY OPTION B 4.4 CAPACITY OPTION C
5 PRECEDENTS
Ref: 2770 Stockwool, The Pump House, 19 Hooper Street, London E1 8BU 020 7264 8600 www.stockwool.co.uk
2 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
1.0 INTRODUCTION
INTRODUCTION
This initial study is produced for Bellway Homes and is designed to suggest a possible approach for potential development on this site. We have made a number of assumptions to inform our approach and these are detailed within the design framework/concept approach shown within the following pages. This document should be read in conjunction with the Supporting Statement prepared by Savills.
3 2.0 SITE ANALYSIS 2.1 SITE CONTEXT
SITE AND CONTEXT
The site is located between the districts of Bushey Mead and West Barnes within Raynes Park Wimbledon Chase the London Borough of Merton. The site area is approximately 2.8ha and is approximately 1km from Raynes Park train station. Two storey semi-detached terrace housing adjoins the boundaries to the west along Westway,Greenway to the south and Grand Drive to the east.The northern boundary of the site along Meadowview Road contains a mixture of two storey terrace houses and three storey flats.
The site’s context is described well within the ‘Merton Borough Character Study: 23 Grand Drive Neighbourhood’. The following text is extracted from the introduction: This neighbourhood is centred around Grand Drive and contains residential development and open spaces either side of it. Its northern boundary is marked by Bushey Road. The alignment of Grand Drive was originally marked by a hedgerow across open fields in maps dating from the 1870s. St. Saviours Church opened in 1907 and the distinctive row of “Arts and Crafts” villas opposite followed shortly after. Around 1915, Blenheim Road and the adjacent section of Grand Drive began to be populated with substantial villas. At that time, Grand Drive dwindled to a path going south towards Bijou Villas across open fields. In the 1920s George Blay bought up much of the open land surrounding these small areas of development and began to construct the Cannon Hill Estate. Open spaces were a big selling point and he took care to preserve the setting of the existing high quality Edwardian housing.
THE SITE
SITE LOCATION -AERIAL VIEW
4 Bing Maps - Directions, trip planning, traffic cameras & more https://www.bing.com/mapspreview
Notes
STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
115
1
130
119
181 48 60 Tennis Court 126 46 58 1
7
Briers House 14
125
ROAD to 25 VIEW 17 MEADOW 26 to 31
169 114 32 to 40
Raynes Park Tennis Club 1 9
El Sub Sta ORCHARD CLOSE
157
10 2 250 feet 100 m
© 2016 Blom
102 SITE LOCATION, BIRD’S EYE VIEW
WESTWAY
SITEOVERALL AREA SITE = 2.8ha AREA = 2.8HA 145
9 1
90
ELM CLOSE
1 of 1 26/07/2016 15:15 10 2
131
80
128 El Sub Sta 72
70
9 1 119 15 27 39 51 77 63
142 GREENWAY
14 26 107 38 50 62 76 150 SITE LOCATION -SITE AREA = 2.8ha 3435 | Lessa Sports Field Raynes Park Framework Capacity Option C The Pump House 19 Hooper Street London E18BU 0207 264 8600 [email protected] © STOCKWOOL 3435-01THE SITE | A- | 15.12.17
5 2.0 SITE ANALYSIS 2.2 CONTEXT PHOTOGRAPHS
7 12 8 5 6 4 1 13 2 3 11
9 10
1. MEADOWVIEW ROAD, LOOKING EAST 2. TENNIS COURTS, MEADOWVIEW ROAD, LOOKING WEST
3. WEST END OF MEADOWVIEW ROAD, LOOKING NORTH 4. ADJACENT NEW DEVELOPMENT, MEADOWVIEW ROAD, LOOKING EAST 5. SITE, LOOKING SOUTH FROM MEADOWVIEW ROAD
13. PANORAMA VIEW FROM WEST END OF MEADOWVIEW ROAD 6 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
6. SITE BORDER ALONG MEADOWVIEW ROAD , LOOKING EAST 7. EXISTING PLAYGROUND, MEADOWVIEW ROAD, EASTERN BORDER OF THE 8. EAST END OF MEADOWVIEW ROAD, LOOKING WEST
9. GREENWAY 10. ELECTRO SUBSTATION, GREENWAY 11. ORCHARD CL
12. PANORAMA VIEW FROM EAST END OF MEADOWVIEW ROAD 7 2.0 SITE ANALYSIS 2.3 CHARACTER OF ADJACENT STREETS
SURROUNDING CHARACTER
The following text is extracted from the ‘Merton Borough Character Study: 23 Grand Drive Local Neighbourhood’. Specifically, 'Character Area 4 Westway': 'A large residential area forms the majority of the neighbourhood. The area was predominantly laid out in the 1920s by George Blay. Short terraces line a formal street layout with some grass verges and street trees. Sweeping roads and short cul de sacs create an open spacious feel to the area. Original detailing consists of timber details over porches, coloured leaded light inserts in doors and paired, half timbered gables at each end of the terrace.Area also includes Berrylands and Cannon Close where the house styles differ in detailing with shallow curved bays and oriel windows under wide eaves at Berrylands and distinctive terraces at Cannon Close with pebbledashed upper floors, well detailed timber windows with cornice and attractive gabled porches.The majority of parking is on plot, but due to relatively short frontages there is pressure to remove front boundaries resulting in a loss of cohesive street character. Westway Close and Crossway EDWARDIAN VILLAS, BLENHEIM ROAD “GRID IRON” TERRACES , GRAND DRIVE NORTH benefit from some views over open space. This character area has a strong iden- tity due to the architectural cohesiveness of the buildings however it has poor legibilty due to the similarity of building type’.
Our site is not referred to specifically within the study as it makes little contribu- tion to the public realm. Other major open spaces are referred to.
8 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
BIJOU VILLAS, GRAND DRIVE SOUTH
MERTON CORE STRATEGY JULY 2011. DISTINCTIVE AREAS 9 2.0 SITE ANALYSIS 2.4 LAND USE
LAND USE
The predominant land uses within the area are residential and open space. St Saviours church on Grand Drive to the north of the site and various sports pavilions provide community facilities within the area.
KEY SITE CLASS A CLASS B CLASS C CLASS D SITE
LAND USE CLASSES
A1 Shop
B2 General industrial
C3 Dwelling houses
D1 Non-residential institutions D2 Assembly and leisure
10 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
2.0 SITE ANALYSIS 2.5 BUILDINGS
BUILDINGS
The majority of houses in the area consist of short terraces, original- ly with leaded light windows, open porches linked to front bays with three vertical timbers in the gables. Small areas of consistently detailed semi detached properties break the pattern at Linkway and Heath Drive, with substantial Edwardian villas in Blenheim Road. The northern part of Grand Drive has a distinctive charac- ter defined by the combination of St. Saviours Church and the well detailed villas opposite. To the south, the layout GREENWAY EDWARDIAN VILLAS, BLENHEIM ROAD SEMI DETACHED HOUSES, LINKWAY of Bijou Villas on the east side of Grand Drive,overlooking open space, contrasts with the formal planned layout of the streets to the north.
ST. SAVIOURS CHURCH, GRAND DRIVE NORTH GRAND DRIVE NORTH BIJOU VILLAS, GRAND DRIVE SOUTH
11 2.0 SITE ANALYSIS 2.6 OPEN SPACES
OPEN SPACES
The recreation grounds within the area make a key contribution to the area’s character. Prince Georges playing field provides open views from Bushey Road when approaching the neighbourhood from the east. This openness is in stark contrast to the tight and formal layout of terraced housing to the north of Bushey Road. The open space adja- cent to Westway Close also has strong visual amenity value, being directly overlooked by the houses. Similarly, Bijou Villas and the adjacent houses on the eastern side of the lower part of Grand Drive benefit from their situa- tion with glimpsed views of the open space opposite. A smaller area of open space on Crossway also contributes to this open character that character- ises some parts of the street scene. Our site, edged red, is a comparatively SITE small open space. It does not have public access and has been unused since year 2000. We require a sur- vey of local public spaces to support our design approach which will both reduce and change the nature of the open space.
KEY SITE
SPORT FIELDS
OPEN SPACE (SEMI PUBLIC) ALLOTMENTS GOLF COURSE
PUBLIC PARKS
12 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
PRINCE GEORGE PLAYING FIELDS (SPORT FIELDS) CANNON HILL COMMON (PUBLIC PARK) RAYNES PARK (SPORT FIELDS)
SITE (PRIVATE OPEN SPACE) COOMBE HILL GOLF COURSE
13 2.0 SITE ANALYSIS 2.7 URBAN FABRIC CONTEXT STUDY
4
2
5
3 1
1. SCHOOL YARD / SPORT FIELDS 2. INTER ALLOTMENTS URBAN DESIGN MORPHOLOGY
Here we describe the conclusions drawn from our study of the evolution ALLOT of building form within the site and SCHOOL MENTS surrounding area. YARD ALLOTMENTS
14 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
KINGSTON ROAD
GRAND DR
KINGSTON ROAD
3. INTER WAR GARDEN CITY LAYOUTS 4. “GRID IRON” TERRACES 5. SITE/OPEN SPACE
FENCED EMPTY PLOT
SITE
15 2.0 SITE ANALYSIS 2.8 TRANSPORT
TRANSPORT
The site has a relatively low PTAL 1 rating. Parking is therefore provided at a policy compliant level.
WIMBLEDON CHASE STATION RAYNES PARK
KINGSTON BYPASS (A3)
KEY NEW MALDEN
GRAND DR (B279)
NATIONAL RAILWAY BUSHEY RD (A298) SOUTH MERTON
TUBE MORDEN 800 m10 min walk
TRAM SITE P PARKING
BUS STOPS
RAILWAY 1200 m 15 min walk 400 m 5 min walk MORDEN SOUTH TRAM LINE
MAIN ROAD MOTSPUR PARK SECONDARY ROAD
16 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017
2.0 SITE ANALYSIS 2.9 PLANNING CONTEXT
PLANNING CONTEXT first option but KCS failing to complete the lease. It is exercisable by written no- tice from six months after commencement of development and within 18 months The following commentary is extracted from an email by Chris Jasper dated 1st following commencement of development. July 2016 and provides a clear interpretation of the current planning situation: • Clause 15 grants the Council the option (the third sports field option), condi- The site was originally granted full planning permission for 44 residential dwell- tional on the Council failing to exercise the first option and KCS failing to exer- ings on the 1st of October 2009, with a Section 106 Agreement complete on the cise the third option. It is exercisable from 18 months after commencement of 22nd of June 2009. development and no later than 30 months after commencement of development.
The S106 Agreement contains the following clauses: • Clause 16 states that title to the Sports Field Land having been deduced to the Council and KCS prior to the date hereof neither the Council nor KCS is entitle to • Clause 5 of the S106 Agreement requires that Doram (or its successor) will raise any objection requisition or enquiry. serve notice to the Council and Kings College School Wimbledon (KCS) notifying them of the unconditional date and the date of occupation of the 21st market unit The three options listed above have now expired, and the S106 carries no obli- within 7 days. gations for the remaining open space to be maintained or provided to any other party. Hence the field has been secured to prevent it falling into disrepair. • Clause 12 of the of the S106 Agreement states that the Sports Field Land is restricted for the use only of playing football, rugby, cricket and other open field Going forward the intention is to prepare a full planning application for resi- sports. dential development of some or all of the remaining land. There is potential to provide a facility of significant community benefit to outweigh the loss of availa- • Clause 13 gives the Council the option (the first sports field option) to take a ble land for recreation. We believe there is an excess supply of such land in the lease of the Sports Field Land. Exercising the option is conditional on the Coun- immediate vicinity, and the site itself has never been a public facility previously. cil assigning the option to KCS and it is exercisable from the commencement of development for a period of six months. Our design principles illustrated within the ‘DESIGN OBJECTIVES’ section have been developed to examine the impact of changing the ratio of development to • Clause 14 grants KCS the option (the second sports field option), conditional open space over a series of options. on the Council failing to exercise the first option or the Council exercising the
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Y Z Y Z E E STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017 3.0 DESIGN OBJECTIVES 3.1 DESIGN PRINCIPLES (OPPORTUNITIES) KEY MAIN CONNECTION SINGLE ACCESS WITH TERMINATION ENHANCING PEDESTRIAN LINK NEW GREEN LINKS NEW PUBLIC SPACE NEW PUBLIC SPACE / BUFFER EDGES TO CONTEXT AND NEW DEVELOPMENT HOUSING WITH BACK GARDENS NEW VEHICULAR CONNECTION OPPORTUNITY TO CREATE NEW SPORT FACILITIES TENNIS COURTS / MUGGA COURTS FLOOD ZONE 3 SITE EXISTING PLAYGROUND 19 4.0 DEVELOPED OPTION 4.1 FRAMEWORK PUBLIC OPEN SPACE BUFFER ZONE TO MEADOWVIEW ROAD PUBLIC OPEN SPACE BUFFER ZONE TO TO CONTEXT EDGES AND POTENTIAL NEW DEVELOPMENT POTENTIAL AREA FOR SPORTS FACILITIES TENNIS MUGGA COURTS ETC PRIVATE GARDENS TERRACE TYPOLGY DETACHED TYPOLOGY TERRACE FRONTAGE EXISTING PLAYGROUND 20 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017 4.0 DEVELOPED OPTION 4.1 CAPACITY OPTION A 115 1 130 119 181 48 60 Tennis Court Capacity Option A 126 46 58 1 60No. Houses 11 No. Apartments 7 Capacity Option A 60No. Houses Briers House 14 11 No. Apartments TOTAL No. Units =71 125 ROAD residential to 25 VIEW access 17 MEADOW TOTAL No. Units =71 26 to 31 169 114 32 to 40 20no.Type H322(3b5p) 20no.Type H322(3b5p) 19no.Type T326(3b5p) 19no.Type T326(3b5p) Existing Play Raynes Park access to 21no.Type T352(3b5p) 21no.Type T352(3b5p) Tennis Club tennis courts 1 9 COMMUNAL OPEN SPACE SITE AREA (built area red outline)= 2.0HA T352 El Sub Sta SITE AREA (built area ORCHARD CLOSE SITE AREA (mugga tennis WATER H322 STORM T352 TANK red outline)= 2.0HA ATTENUATION H322 157 site blue outline)=0.8HA H322 T352 5 H322 2 10 Houses- @5hb/rms H322 T352 Houses- @5hb/rms T326 x60 = 300hab/rms H322 T326 H322 T352 T326 x60 = 300hab/rms 102 H322 T326 Apartments- @2hb/rms 20 parking spaces T326 T326 x11= 22hab/rms T326 T326 T352 T326 T326 20 Apartments- @2hb/rms WESTWAY 3 mini T326 T326 tennis courts 15 Total hab/rms = 322Hab/Rms T326 H322 T326 T352 x11= 22hab/rms T326 T326 2 full size T326 145 T352 6 Density =161habrms/ha tennis courts T326 T326 visitor T352 Density =36 dph Total hab/rms = 322Hab/Rms 9 1 T352 H322 H322 H322 H322 H322 H322 Density =161habrms/ha 90 T352 ELM CLOSE muga 40m 22mwide x x 40m Density =36 dph 6 10 2 muga 22mwide 11 H322 5 H322 H322 3 STOREY parking courtyard T352 T352 T352 T352 T352 T352 T352 T352 T352 T352 APARTMENTS Site boundaries 131 H322 80 4 55 4 Outline of flood 128 El zone area Sub Sta 72 70 9 1 119 15 27 39 51 77 63 142 GREENWAY 14 26 107 38 50 62 76 150 3435 | Lessa Sports Field21 Raynes Park Framework Capacity Option A The Pump House 19 Hooper Street London E18BU 0207 264 8600 [email protected] © STOCKWOOL 3435-001 | A- | 15.12.17 4.0 DEVELOPED OPTION 4.1 CAPACITY OPTION B 115 1 130 119 Capacity Option C 181 48 60 Tennis Court 126 46 58 1 52No. Houses 7 35 No. Apartments Capacity Option C 52No. Houses Briers House 14 35 No. Apartments TOTAL No. Units =87 125 ROAD residential to 25 VIEW access 17 MEADOW TOTAL No. Units =87 26 to 31 169 12no.Type H322(3b5p) 114 to 40 32 12no.Type H322(3b5p) 19no.Type T326(3b5p) 19no.Type T326(3b5p) Existing Play 21no.Type T352(3b5p) Raynes Park access to 21no.Type T352(3b5p) Tennis Club tennis courts 1 9 COMMUNAL OPEN SPACE SITE AREA (built area SITE AREA (built area red outline)= 2.0HA T352 El Sub Sta CLOSE red outline)= 2.0HA 6 ORCHARD SITE AREA (mugga tennis WATER STORM T352 TANK ATTENUATION 6 157 site blue outline)=0.8HA parking T352 5 courtyard 6 2 Houses- @5hb/rms 10 Houses- @5hb/rms T352 6 T326 x52 = 260hab/rms x52 = 260hab/rms parking T326 courtyard T352 T326 102 T326 Apartments- @3hb/rms 20 parking spaces T326 T326 x24= 72hab/rms T326 Apartments- @3hb/rms T326 T352 T326 T326 16 3 mini T326 WESTWAY T326 tennis courts 12 Apartments- @2hb/rms x24= 72hab/rms T326 H322 T326 T352 T326 x11= 22hab/rms T326 2 full size T326 145 T352 6 tennis courts T326 Apartments- @2hb/rms T326 visitor Total hab/rms = 354Hab/Rms T352 x11= 22hab/rms 9 1 T352 H322 Density =177habrms/ha H322 H322 H322 H322 H322 90 T352 Density = 44 dph Total hab/rms = 354Hab/Rms ELM CLOSE muga 40m 22mwide x x 40m Density =177habrms/ha 6 10 2 muga 22mwide 11 H322 5 H322 H322 3 STOREY parking courtyard T352 T352 T352 T352 T352 T352 T352 T352 T352 T352 APARTMENTS Density = 44 dph 131 H322 80 4 55 4 Site boundaries 128 El Sub Sta Outline of flood 72 zone area 70 9 1 119 15 27 39 51 77 63 142 GREENWAY 14 26 107 38 50 62 76 150 22 3435 | Lessa Sports Field Raynes Park Framework Capacity Option C The Pump House 19 Hooper Street London E18BU 0207 264 8600 [email protected] © STOCKWOOL 3435-003 | A- | 15.12.17 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017 23 5.0 PRECEDENTS 5.1 TERRACE AND DETACHED HOUSING 24 STOCKWOOL LESSA SPORTS GROUND, RAYNES PARK DECEMBER 2017 5.0 PRECEDENTS 5.1 TERRACE AND DETACHED HOUSING 25 26