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Princess Alexandra Care Home, Common Road, Stanmore in the London Borough of Harrow Planning Application No

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Princess Alexandra Care Home, Common Road, Stanmore in the London Borough of Harrow Planning Application No planning report D&P/2321b/01 19 December 2014 Princess Alexandra Care Home, Common Road, Stanmore in the London Borough of Harrow planning application no. P/4071/14 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Demolition of the existing 72-bed Care Home and redevelopment to provide a Part-3/Part-4 storey building consisting of a 64-bed Care Home, 16 independent living suites and 48 independent living flats together with communal facilities. The applicant The applicant is Jewish Care, and the architect is Pollard Thomas Edwards. Strategic issues The application raises serious strategic concerns with regard to loss of Green Belt. Further work and details are required in relation to principle of development, affordable housing (C2/C3 uses classification), health/social care and community facilities, urban design, inclusive design, sustainable development, and transport before the scheme can be considered fully compliant with the London Plan. Recommendation That Harrow Council be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 71 of this report; but that the possible remedies set out in that paragraph of the report could address these deficiencies. Context 1 On 17 November 2014 the Mayor of London received documents from Harrow Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 26 December 2014 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 of the Order 2008: Category 3D: “Development – (a) on land allocated as Green Belt or Metropolitan Open Land in the development plan, in proposals for such a plan, or in proposals for the alteration or replacement of such a plan; and (b) which would involve the construction of a building with a floor space of more than 1000 square metres or a material change in the use of such building.” page 1 Category 3E: ”Development – (a) which does not accord with one or more provisions of the development plan in force in the area in which the application site is situated; and (b) comprises or includes the provision of more than 2,500 square metres of floorspace for a use falling within any of the following classes in the Use Classes Order – (x) class C2 (residential institutions).” 3 Once Harrow 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 or allow the Council to determine it itself, unless otherwise advised. In this instance if the Council resolves to refuse permission it need not refer the application back to the Mayor. 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 has an area of 6.7ha and falls within the Metropolitan Green Belt and the Harrow Weald Ridge Area of Special Character (SSSI), and is also designated as part of an Area of Nature Conservation Importance. To the north of the site, on Common Road, are two residences, Glenthorne Cottage and Glenthorne Lodge, the latter being locally listed. Between these two properties lies the access to the Weald Path from Common Road, creating a connection between two of Harrows SSSIs - Harrow Weald Common on the other side of Common Road to Bentley Priory Nature Reserve to the northern and eastern boundaries of the site. 6 Further north along Common Road is the Avanti School (the former Peterborough and St Margarets High School) which is adjacent to the Bentley Priory Estate. A crescent of new luxury homes has been developed to the west of the Grade II listed Mansion House, which housed the Fighter Command Headquarters during the Battle of Britain. To the south of the site are two residential properties in substantial settings, known as The Old Barn and Priory House. Aerial view of the application site as existing – Source: applicant’s design and access statement 7 The Princess Alexandra site contains densely wooded areas, a large pond and open garden land falling away from the rear of the building. The site lies towards the edge of a wooded ridge providing framed views over London to the south and east. The site is accessed from Common Road, adjacent to the Lodge House, via a loop road which meanders through the mature landscape. This provides access to the building, for deliveries and services and to the 74 parking spaces distributed within the site. page 2 8 The site is located to the east of Common Road (A409), which forms part of the Strategic Road Network. There is no part of the Transport for London Road Network (TLRN) in the vicinity. Bus route 258 serves the bus stops on Common Road approximately 50m and 35m east of the site access, with four buses per hour Mondays to Saturdays in the day-time and two buses per hour on evenings and Sundays. This route provides connections to Harrow on the Hill and Harrow & Wealdstone to the south and Watford Junction to the north. There are no London Underground or National Rail stations within walking distance of the site. As such, the site records a very poor public transport accessibility level (PTAL) of 1a. Details of the proposal 9 This planning application seeks full planning permission for demolition of the existing 72-bed Care Home and redevelopment of the site to provide a part 3/ part 4 storey building consisting of a 64- bed nursing and dementia care home, 16 independent living suites (studios), and 48 independent living (one and two bedroom) flats. 10 The proposal includes provision of communal facilities (to include a synagogue, day centre, restaurant, activity rooms, gymnasium, shops and guest facilities); provision of new outbuildings along the northern boundary including a substation and generator; provision of vehicular and cycle parking together with internal access arrangement works, provision of refuse storage and associated landscape and tree works within the site. Case history 11 The most recent application in 2011 sought to renew the 2008 outline planning permission, which was for a 122-bed Care Home with a total floor space of 11,728sqm and a footprint of 2,842sqm. This was approved subject to the completion of a s106 Deed of Variation. The decision notice was issued on 9 January 2012 and as such remains an extant scheme. 12 The 2008 application was supported by the Mayor PDU2321, and the renewal application of the 2011 was considered as a no strategic importance - PDU2321a. Strategic planning issues and relevant policies and guidance 13 The relevant issues and corresponding policies are as follows: Principle of development London Plan; Green Belt London Plan; Health London Plan; Health Inequalities Strategy; Equality of opportunities London Plan; Housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy; Shaping Neighbourhoods: Character and Context SPG; Affordable housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy; Urban design London Plan; Access London Plan; Accessible London: achieving an inclusive environment SPG; Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy; Transport London Plan; the Mayor’s Transport Strategy; 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 2012 Harrow Core Strategy, and the 2011 London Plan (with Alterations, 2013). page 3 15 The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework and the draft Further Alterations to the London Plan - 'intend to publish' version as submitted to the Secretary of State December 2014, are also relevant material considerations. Principle of development and openness of the Green Belt 16 Green Belt: The site lies within the Green Belt. As per the NPPF, London Plan Policy 7.16 ‘Green Belt’ gives the strongest protection to the Green Belt, stating that development will be supported if it is appropriate and helps to secure the objectives of improving the Green Belt. Paragraph 89 of the NPPF states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt, with a specified list of exceptions. One of these exceptions is stated as “limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development”. 17 Paragraph 87 of the NPPF advises that inappropriate development is by definition harmful to the Green Belt and should not be approved except in very special circumstances. Paragraph 88 advises that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. “Very special circumstances” will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.
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