Planning Committee 23/05/2018 Schedule Item No. 03

Ref : 181062OPDFUL

Address: 140 Wales Farm Road, Acton W3 6UG

Proposal: Demolition of existing buildings and redevelopment of site to provide 3 No. residential buildings between 12 and 25 storeys in height to provide 380 residential units (comprising 66 No. studios, 190 No. 1 bed, 104 No. 2 bed and 20 No. 3 bed flats) and 1,403 sq.m of flexible A1/A2/A3/A4/A5/B1/D1/D2 floor space; the provision of public open space, roof top amenity space, landscaping, car and cycle parking, and refuse storage (Full Planning Application accompanied by an Environmental Impact Assessment: Resubmission).

Drawing numbers/plans: Drawing numbers for Job Number 16043: (01)-E-100 Revision PL; (01)-E-001 Revision PL; (01)-E-002 Revision PL; (01)-E- 003 Revision PL; (01)-E-004 Revision PL; (03)-P-S000 Revision PL; (01)-P-S001 Revision PL; (01)-P-S002 Revision PL; (03)-E-200 Revision PL; (03)-E-201 Revision A; (03)-E-202 Revision PL; (03)-E-203 Revision PL; (03)-E-204 Revision PL; (03)-E-205 Revision PL; (03)-E-206 Revision PL; (03)-E-207 Revision PL; (03)-E-220 Revision A; (03)-E-221 Revision PL; (03)-P-0B0 Revision PL; (03)-P-0G0 Revision PL; (03)-P-0M0 Revision PL; (03)-P-001 Revision A; (03)-P-002 Revision A; (03)-P-011 Revision A; (03)-P-012 Revision A; (03)-P-013 Revision PL; (03)-P-015 Revision PL; (03)-P-016 Revision PL; (03)-P-022 Revision PL; (03)-P-023 Revision PL; (03)-P-0R0 Revision PL; (03)-X-100 Revision PL; (03)-X-101 Revision PL; (03)-X-102 Revision PL; (03)-X-103 Revision PL; (03)-E-250 Revision PL; (03)-E-251 Revision PL; (03)-E-252 Revision PL; (03)-E-256 Revision PL; (03)-E-257 Revision PL; (03)-E-258 Revision PL; (03)-E-262 Revision PL; (03)-E-263 Revision PL; (03)-E-264 Revision PL; (03)-E-268 Revision PL; (03)-E-269 Revision PL and (03)-E-270 Revision PL all as prepared by Darling Associates Limited; Documents titled: Design & Access Statement (Incorporating landscape proposals and public realm) dated February 2018 as prepared by Darling Associates Limited; Planning Statement incorporating Retail Statement dated February 2018 as prepared by RPS CgMs; Statement of Community Involvement (SCI) dated June 2017 and Addendum to SCI dated 27th February 2018 both as prepared by Polity; Inclusive Access Statement dated June 2017 as prepared by Access Design; Environmental Statement (ES) Volumes 1 and 2 and Non- Technical Summary dated June 2017 as prepared by RSK; Addendum to the ES including an updated Transport Statement, Framework Travel Plan, Delivery and Servicing Management Plan and Waste management Plan (Appendix J) as prepared by RSK and Peter Brett Associates Ltd; Services

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Strategy dated June 2017 as prepared by AECOM; Environmental Sustainability Statement incorporating BREEAM pre-assessment and Energy Strategy dated June 2017 as prepared by AECOM; Overheating Report dated June 2017 as prepared by AECOM; Metering Strategy Report dated June 2017 as prepared by AECOM; Detailed Daylight and Sunlight ‘Light Within’ Report dated June 2017 as prepared by GVA Schatunowski Brooks; Construction Management and Logistics Plan dated June 2017 as prepared by InnC and document titled GLA Design Considerations dated October 2017 as prepared by Darling Associates Limited

Type of Application: Full application

Application Received: 02/03/2018

Report by: Paul Ricketts

Recommendation: Grant planning permission subject to 1. Stage II referral to the Mayor of London; 2. Section 106 agreement; and 3. Planning Conditions of consent

Executive Summary:

The proposals comprise a detailed planning application for this 0.47 hectare site located in North Acton (East Acton Ward). The application site forms part of the site known as ‘The Perfume Factory’ and is owned by the applicant, Essential Living. The land immediately to the south also forms part of the ‘Perfume Factory’, is owned by Imperial College which is subject of a separate planning application for its redevelopment under LPA Reference 172682FUL which was granted conditional planning permission with the associated S.106 agreement, issued in December 2017. The combined ‘Perfume Factory’ site was subject of planning application ref: PP/2015/4551 which proposed a high density residential led mixed use redevelopment of the site. A resolution to grant planning permission was made at planning committee in February 2016. Negotiations stalled on the Section 106 agreement and the application was not referred to the Mayor at Stage 2. Subsequently the site was split and the southern part (0.73 hectares) sold to Imperial College and the northern element retained by Essential Living.

In February 2018, the Council refused planning permission for a scheme that was substantially the same as this re-submission, although for 390 dwelling units. The refusal was issued based on the sub-standard sizes of 20 studio units. The applicant has submitted an appeal against the decision. The current application seeks to rectify the refusal reason by re-designing the scheme to reduce numbers to 380 overall and for those 20 studio units to be changed into 10 x 2 bed dwellings to ensure that all dwellings meet the adopted floor space standards. The existing site comprises a 2 storey building which is locally listed (non-designated heritage asset) and occupies much of the development site which was originally built as part of a cosmetics factory for Elizabeth Arden. The application red line boundary includes the access road and the existing building on the Imperial College site as these are required to enable delivery of the scheme. The area that would be covered by the subject application works and are within the Applicant’s ownership, the ‘development area’, is smaller at 0.44 hectares.

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The application site is located within the boundary of the Old Oak and Park Royal Development Corporation (OPDC) which is the planning authority for the area. Under the adopted scheme of delegation, LB Ealing Council will continue to determine applications in the area around Noth Acton, including the application site. The Site lies within the Old Oak and Park Royal Opportunity Area, at the eastern edge of the ‘Southern Gateway’ to Park Royal, as identified in Ealing’s Development (or Core) Strategy and Development Sites DPDs. The site occupies a prominent position close to the intersection of Wales Farm Road and Victoria Road and is located within approximately 160m of North Acton underground station. The site has a PTAL rating of 5 (‘Very Good’).

The site is bounded by Wales Farm Road (A4000) to the west, the central line railway lines to the north, the Victoria Industrial Estate to the east and the Imperial College element of the site to the south which would act as a buffer to the nearby residential properties at Conway Grove to the south. The surrounding area contains a wide mix of land uses including residential, commercial and retail. Immediately west of the application site there have been a number of recent developments comprising predominantly residential uses in the form of apartments and student accommodation.

The scheme would comprises three residential blocks with active ground floor uses to provide 380 residential units comprising 66 No. studios, 190 No. 1 bed, 104 No. 2 bed and 20 No. 3 bedrooms and 1,403 sq.m of flexible commercial floorspace comprised of classes A1/A2/A3/A4/A5/B1/D1/D2:  Block A: 16 storeys with 291 sq.m flexible commercial floorspace;  Block B: 25 storeys and 12 storeys with 310 sq.m flexible commercial floorspace; and  Block C: 14 storeys with 748 sq.m flexible commercial floorspace.  A series of public and communal amenity spaces.  Internal amenity space to be provided in Blocks A and B which would comprise lounge, fitness centre, quiet space and a study, whilst external amenity space would be formed of open landscaped terraces and small allotments for residents to use.  159 sq.m of external play space will be provided on the roof of the podium level, whilst the extensive public realm will also include informal play areas.  The majority of units would be provided with private external amenity space in the form of balconies, apart from the upper levels of Block B where additional internal amenity space would be provided. Residents of these units would be able to utilise the communal areas.  A high quality public realm will be provided with extensive landscaping and seating, and with active frontages and outdoor seating for the commercial units.  Car parking for 16 vehicles (including 2 disabled spaces), plant, refuse storage and servicing.  Cycle parking for 552 bicycles comprising 504 long stay and 10 short stay visitors for the residential accommodation and 7 long stay and 31 short stay for the commercial uses. . Residential cycle parking would be provided at mezzanine floor level and would be accessible via lifts. Covered commercial long-stay cycle parking spaces and visitor spaces would be provided at ground floor level. . Vehicle access to the site would be from Wales Farm Road and would be to the south of the site, shared with the adjoining Imperial College development. This

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access road would be used to access the car park, the new layby and servicing bay, in order to facilitate deliveries and waste collection. . Residential and commercial waste stores would be provided for each Block at ground floor level. Occupants of Block B would have waste chutes available to them on each floor. . In terms of deliveries, a concierge service would be available 24/7 and would be able to take receipt of deliveries on behalf of residents. A Delivery Booking System would be used to control and manage the arrival and departure of vehicles to the site servicing the commercial units. The applicant has undertaken an Environmental Impact Assessment (EIA) of the proposals which includes the following topic areas: air quality, archaeology and cultural heritage, daylight and sunlight, ecology and arboricultural, flood risk and drainage, ground conditions and contamination, noise and vibration, socio-economics, townscape and visual impact assessment, transport and travel planning, wind assessment and cumulative effects.

The key determining issues in considering this full planning application are:

 Environmental Statement  The acceptability of the development in principle including the appropriateness of alternative uses  Design (all matters and also includes energy efficiency, sustainability and environmental protection)  Affordable housing/viability;  Transport; and  Planning obligations and the Mayor’s Community Infrastructure Levy.

Conclusions

The report includes recommendations to grant planning permission subject to any direction from the Mayor of London and subject to planning conditions and the completion of a satisfactory legal agreement.

In reaching this recommendation specific consideration has been given to the key determining issues identified above. The proposals to reproduce the existing employment uses on the site are considered acceptable.

The site occupies an important position in the Southern Gateway and is an important landmark site at the entrance to the wider Opportunity Area. The site has been identified as being suitable for an intensification of use and for a mix of uses. The proposed residential led mixed use development in association with the adjoining Imperial College site proposals significantly increases the density of built development on this under-utilised gateway site and would help to deliver much needed new housing which is considered to be a significant benefit to the regeneration of the area.

The proposed layout, scale and design of the development are considered acceptable given the site’s relationship with its surroundings including the location of surrounding transport hubs. The proposed redevelopment represents an opportunity to significantly enhance this low density site within a highly accessible location with a high quality, high density scheme which would help deliver a new, welcoming and attractive public space with a mix of commercial, retail and community uses that will ensure a new vibrant place which would benefit both future and existing residents.

The proposed height and design of the taller buildings are considered to be acceptable and would contribute to a cluster of taller buildings at this important gateway site. The

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Planning Committee 23/05/2018 Schedule Item No. 03 environmental impact of the scheme has been comprehensively assessed and it has been demonstrated that the massing of the buildings would not lead to any environmental harm that is not normal in an urban area and cannot be appropriately mitigated.

The residential mix would provide 838 habitable rooms and a resultant density of 1,783 habitable rooms per hectare. This exceeds the upper guideline in the Mayor’s current density matrix of 1,100hrh. The scale and density of development are considered to be acceptable on this relatively unconstrained and strategically important site. The proposals would help deliver a much needed quantum of new housing whilst providing an appropriate quantum of retail/commercial floor space.

In summary the proposed development is considered acceptable for the following reasons:

 The proposals are for the redevelopment of an underutilised brownfield site in a strategically important location within an identified Opportunity Area.  The proposed residential led mixed use development complies with the site’s allocation in the Ealing Development Sites DPD 2013  The proposed commercial floor space comprising flexible employment, retail and community uses are considered acceptable and will ensure vitality within the development  The location and form of development is considered to have an acceptable relationship with neighbouring uses and ensures that visual and residential amenity is protected.  It complies with policies to locate high-density residential development in appropriate, accessible locations;  The scheme has been amended to meet the single reason for refusal to ensure that all dwellings comply with the adopted floor space standards;  The layout ensures good levels of permeability and brings the site into the accessible public realm  The proposals include a variety of high quality public and semi-private open spaces helping address deficiencies in the area  The proposed living conditions would be of a high standard meeting with standards set out in the development plan;  The proposals will enhance the accessibility of the area and provide new opportunities for sustainable travel with new pedestrian and cycle links across and within the vicinity of the site connecting to the wider area, allowing residents and visitors to access a range of facilities and public transport options without reliance on the car;  An appropriate level of parking is proposed across the site which will be supported by a parking management plan and appropriate parking controls;  It complies with policies relating to refuse and recycling;  The proposals incorporate renewable energy technologies and complies with policies relating to energy efficiency and sustainable design and construction;  It has the potential to satisfy relevant policies in relation to noise, air quality, contamination and sustainable drainage;  The applicant has agreed to enter into a Section 106 Agreement which includes contributions relating to a range of issues;

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 The development will be subject to the Mayor’s Community Infrastructure Levy.

Referable application This planning application is referable to the Mayor of London pursuant to the Town and Country Planning (Mayor of London) Order 2008 under Category 1A of the schedule to the Order, as it would comprise:

“Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats”

The application has been referred to the GLA and the Stage 1 response was received on 30 April 2018. The Mayor considered that the principle of a residential led mixed use redevelopment of the site was supported by strategic planning policy and that the resolution of a number of issues could lead to the application becoming compliant with the London Plan and draft London Plan. The Mayor’s key concerns relate to affordable housing (the proposed discounts, length of covenant and clawback mechanism); urban design (wants active ground floor frontage on the Eastern elevation to respond to potential redevelopment of adjacent Victoria Industrial Estate); climate change (further details of photovoltaic panels including calculated energy saving and carbon reduction) and transport (a financial contribution of £423,120 is required towards North Acton station improvements, Crossrail and towards cycle infrastructure. Blue badge parking and cycle parking to be increased; a delivery and servicing plan, construction logistics plan, travel plan and a car parking management oplan including a permit free agreement to be secured by planning condition or planning obligation). These matters are required to be resolved to ensure compliance with London Plan policies.

The applicant has responded positively to the concerns of the Mayor and provided more information as requested to cover those issues.

If Ealing Council resolves to make a draft decision on the application, it must consult the Mayor again under Article 5 of the Mayor of London Order 2008 and allow him fourteen days to decide whether to allow the draft decision to proceed unchanged, or direct the Council under Article 6 to refuse the application, or issue a direction under Article 7 that he is to act as the local planning authority for the purpose of determining the application..

Overall the development proposes a high quality mixed use regeneration of this important Southern Gateway site whilst achieving strategic and local regeneration and spatial objectives. The objections from third parties have been reviewed and acknowledged in this report, however, these are insufficient to outweigh the recommendation for approval. It is therefore recommended that planning permission be Approved with Conditions subject to a variation of the extant Section 106 agreement.

Recommendation:

(a) Subject to Stage II referral to the Mayor of London (b) Subject to the satisfactory completion of a Section 106 agreement under the Town and Country Planning Act 1990 (as amended) in order to secure the following: (i) 35% habitable rooms provided as discounted market rented with a blended rate of discount in perpetuity; (ii) two stage review (early and late) mechanism including one at 80% occupancy of development to assess viability to deliver more than 35% discounted market rented units to a cap of 50%;

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(iii) The open market private rented accommodation to be subject to a covenant of at least 15 years; (iv) financial contributions to cover transport (including North Acton station) and accessibility (£826,120); public realm including, trees and open space (£550,000); education (£506,254.38); employment/training monitoring (£75,000) and health (£500,000) for a total of £2,457,374.38 (index linked) (v) Travel plan including monitoring (vi) car free parking permits (vii) Energy, sustainability and carbon off-setting (viii) payment of the Council’s reasonable legal and other professional costs incurred preparing the Section106 agreement. (c) and GRANT full planning permission subject to the following conditions and informatives

Conditions:

1. Statutory Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission Reason: In order to comply with the provisions of the Town and Country Planning Act 1990.

2. Approved Plans and Documents The development hereby approved shall be carried out in accordance with the following approved plans and documents: Drawing numbers for Job Number 16043: (03)-P-S000 Revision PL; (01)-P-S001Revision PL; (01)-P-S002 Revision PL; (03)-E-200 Revision PL; (03)-E-201 Revision A; (03)-E-202 Revision PL; (03)-E-203 Revision PL; (03)-E-204 Revision PL; (03)-E-205 Revision PL; (03)- E-206 Revision PL; (03)-E-207 Revision PL; (03)-E-220 Revision A; (03)-E-221 Revision PL; (03)-P-0B0 Revision PL; (03)-P-0G0 Revision PL; (03)-P-0M0 Revision PL; (03)-P-001 Revision A; (03)-P-002 Revision A; (03)-P-011 Revision A; (03)-P-012 Revision A; (03)-P- 013 Revision PL; (03)-P-015 Revision PL; (03)-P-016 Revision PL; (03)-P-022 Revision PL; (03)-P-023 Revision PL; (03)-P-0R0 Revision PL; (03)-X-100 Revision PL; (03)-X-101 Revision PL; (03)-X-102 Revision PL; (03)-X-103 Revision PL; (03)-E-250 Revision PL; (03)- E-251 Revision PL; (03)-E-252 Revision PL; (03)-E-256 Revision PL; (03)-E-257 Revision PL; (03)-E-258 Revision PL; (03)-E-262 Revision PL; (03)-E-263 Revision PL; (03)-E-264 Revision PL; (03)-E-268 Revision PL; (03)-E-269 Revision PL and (03)-E-270 Revision PL all as prepared by Darling Associates Limited; Documents titled: Design & Access Statement (Incorporating landscape proposals and public realm) dated February 2018 as prepared by Darling Associates Limited; Planning Statement incorporating Retail Statement dated February 2018 as prepared by RPS CgMs; Statement of Community Involvement (SCI) dated June 2017 and Addendum to SCI dated 27th February 2018 both as prepared by Polity; Inclusive Access Statement dated June 2017 as prepared by Access Design; Environmental Statement (ES) Volumes 1 and 2 and Non- Technical Summary dated June 2017 as prepared by RSK; Addendum to the ES including an updated Transport Statement, Framework Travel Plan, Delivery and Servicing Management Plan and Waste management Plan (Appendix J) as prepared by RSK and Peter Brett Associates Ltd; Services Strategy dated June 2017 as prepared by AECOM; Environmental Sustainability Statement incorporating BREEAM pre-assessment and Energy Strategy dated June 2017 as prepared by AECOM; Overheating Report dated June 2017 as prepared by AECOM; Metering Strategy Report dated June 2017 as prepared by AECOM;

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Detailed Daylight and Sunlight ‘Light Within’ Report dated June 2017 as prepared by GVA Schatunowski Brooks; Construction Management and Logistics Plan dated June 2017 as prepared by InnC and document titled GLA Design Considerations dated October 2017 as prepared by Darling Associates Limited

Reason: For the avoidance of doubt and in the interests of proper planning.

3. Construction Management Plan

The development hereby permitted shall not commence (excluding site remediation, preparatory works and demolition) until a Site wide Construction Management Plan has been submitted to and approved in writing by the London Borough of Ealing as the Local Planning Authority to include the following:

a) A detailed specification of construction works at each Part of development b) The best practical means available in accordance with British Standard Code of Practice B55228: 1997 to be employed at all times to minimise the emission of noise and dust from the site; c) A suitable and efficient means of monitoring and suppressing dust, vapours and odours, including where necessary the use of deodorising agents and adequate containment of stored or accumulated material so as to prevent it becoming airborne at any time and giving rise to nuisance; d) Engineering measures, acoustic screening and the provision of sound insulation required to mitigate specific environmental impacts identified; e) Identification of the most sensitive receptors, both residential and commercial where assessment and monitoring of impacts will be undertaken as work progresses; f) Means of enclosure and security of the site and individual phases; g) A framework travel plan for construction workers; h) Defined access routes to the site for all vehicles relating to the remediation and construction of the development; i) Details of the arrangements for the delivery of materials to the site for the construction of the development - including hours and restrictions on construction traffic having regard to the need to control construction traffic during peak hours; j) Construction waste management strategy; k) Unless otherwise agreed as part of the Construction Management Strategy and Code of Practice, the operation of site equipment and / or plant and machinery generating noise that is audible at the facade of residential or noise sensitive premises shall only be carried out between the hours of 0800 to 1800 Mondays to Fridays, 0800 to 1300 on Saturdays and at no time on Sundays and Bank Holidays unless otherwise agreed by the London Borough of Ealing as the local planning authority; I) Adoption and implementation of the Considerate Contractor Scheme (or similar to be agreed in writing with the Local Planning Authority) registration and operation; m) Details of how vehicles transporting contaminated waste that leave the site (including wheel washing and covering of loads) will be managed to prevent any contaminants from entering the environment; n) Details of and restriction on the heights of cranes, having regard to Air Safeguarding Zones; o) Arrangements for publicity and promotion of the scheme during construction;

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p) Details of an advertised 'hotline' to be operated and funded by the developer to enable any complaints to be recorded; q) Liaison with the Local Authority's Environmental Health Unit to register complaints received and response/action taken; r) The availability of a site manager(s) or other persons with appropriate seniority within the organisation capable of authorising proper remedial action where appropriate; and s) The developer shall at all times maintain the safety of pedestrians, cyclists and other road users and shall inform the London Borough of Ealing as local planning authority and Transport for London in writing of any construction impacts that will effect operation of the bus network and Crossrail.

The construction management shall be provided and managed in accordance with the approved Construction Management Plan.

Reason: In the interests of minimising the impact of noise, vibration and airborne pollution on the amenities of occupiers of properties within the vicinity of the site, to limit the works to reasonable hours and to minimise the impact of construction traffic on the highway network. In accordance with Policies 5.3, 5.18, 6.3, 7.14 and 7.15 of the London Plan 2016; Policies 1.1(j), 1.1 (K) and 1.2 (f) of Ealing's adopted Development (or Core) Strategy 2026 DPD, 2012; Ealing's SPG 10: Noise and Vibration; SPG3: Air Quality; The control of dust and emissions during construction and demolition (July 2014); BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise and policy LV5.2 of Ealing's Development Management DPD, 2013.

4. Details of Materials

Before work is commenced on the relevant part of each phase of the development (excluding demolition and site preparation), details (including samples where appropriate) of the materials to be used for the external surfaces for each of the buildings and hard-surfaced areas within the development shall be submitted to and approved in writing by the Local Planning Authority, and this condition shall apply notwithstanding any indications to these matters which have been given in this application. The development shall be carried out in accordance with the approved details.

Reason: To ensure that all built development would be of a high quality design standard. In accordance with Policies 7.4 and 7.6 of the London Plan 2016; Policy 1.1(h) of Ealing's Development (or Core) Strategy 2026 DPD 2012; and Policies LV7.4 and 7B of Ealing's Development Management DPD, 2013.

5. Hard and Soft Landscape details

The details of hard and soft landscaping including the tree protection and tree planting proposals as submitted to and hereby approved by the local planning authority shall be laid out and planted in accordance with a programme of planting works which shall first be agreed with the local planning authority prior to the first occupation of any part of the development. Any trees or plants which within 5 years of planting, die, are removed or become seriously damaged or diseased shall be replaced with others of the same size and species and in the same positions within the next planting season. The landscaping shall thereafter be maintained permanently.

Reason: To ensure that the development is landscaped in the interests of the visual character and appearance of the area in accordance with policies 7.2, 7.3, 7.4, 7.5, 7.19 and 7.21 of the London Plan 2016.

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6. Car Park Management Plan Prior to the occupation of development, in respect of each of the phases, a site wide Car Parking and Cycle Parking Management Strategy (in keeping with the Travel Plan) is to be submitted and approved by the Local Planning Authority. This Plan shall outline:

a) The proposed distribution, phasing and arrangements for the management of: i) Visitor car parking ii) Residential car parking iii) Commercial car parking iv) Wheelchair users parking b) Measures for preventing parking in undesignated places throughout the site. c) The provision of active Electric Vehicle Charging Points (EVCP) for a minimum of 20% of all car parking spaces and an additional 20% passive provision within the development as set out in the London Plan 2016. d) The safety and security measures to be incorporated within the development to ensure the safety of car/cycle parking areas. The car and cycle parking shall be provided and managed in accordance with the approved strategy for the life of the development, or as otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure inclusive, safe and adequate parking is provided and retained in conjunction with the development in the interests of the general amenities of the locality, the flow of traffic and conditions of pedestrian and general highway safety within the site and on neighbouring highways, a sustainable development and where appropriate constrain local highway impact in accordance with policies 6.3, 6.9 and 6.13 of the adopted London Plan 2016; policies 1.1(e), 1.1(f) 1.1(g) and 1.1(h) of Ealing’s adopted Development (or Core) Strategy 2026 DPD, 2012.

7. Servicing Management Plan

Notwithstanding the details submitted, prior to first occupation of any of the commercial parts of the development, a Servicing Management Plan shall be submitted to and approved in writing by the Council. Details shall include hours of use, times and frequency of activities/uses, deliveries and collections, vehicle movements, silent reversing methods, location of loading bays, quiet loading/unloading measures.

Reason: In the interests of the living conditions of the future occupiers of the site in accordance with policies 1.1 and 1.2 of the Ealing Development (Core) Strategy (2012), policies 7A & 7B of the Ealing Development Management Development Plan Document (2013), policy 7.15 of The London Plan (2016), Ealing SPG10 and the National Planning Policy Framework (2012).

8. Site Waste Management Plan

Prior to the occupation of each phase of the development, a Site Waste Management Plan, shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure sustainable procurement of materials which minimises the negative environmental impacts of construction in accordance with policies 5.3 and 5.18 of the adopted London Plan 2016, policies 1.1 (k) and 1.2 (f) of the adopted Ealing Development

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(or Core) Strategy 2026 DPD, 2012 and interim guidance in Ealing’s SPG4 ‘Storing waste for recycling and disposal.

9. Cycle Parking Provision

Prior to commencement of the relevant part of the development (excluding demolition and site preparation) details of the layout, design and appearance (shown in context) of the bicycle storage area(s) shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure adequate cycle parking is available and easily accessible on site and to promote sustainable modes of transport in accordance with policy 6.9 of the London Plan 2016, policies 1.1(g) of the adopted Ealing Development (or Core) Strategy 2026 DPD, 2012.

10. Details of Boundary Treatments

Prior to the commencement of the relevant part of the development (excluding demolition and site preparation), details of the boundary treatments and means of enclosure to the communal terraces (including railings, walls, fences and gates) for the site, shall be submitted for the approval of the local planning authority and the measures approved shall be provided prior to the first occupation of the development and retained thereafter.

Reason: To protect the appearance and security of the area in accordance with policy 7.3 of the adopted London Plan (2016), policy 1.1(h) of the adopted Ealing Development (or Core) Strategy 2026 DPD, 2012 and policies 7.3, 7.4 and 7B of the adopted Ealing Development Management DPD (2013).

11. Insulation of Building Envelopes for Residential Units

Details shall be submitted for approval of the Local Planning Authority before the relevant part of the development of each phase is commenced (excluding demolition and site preparation) for the insulation of the building envelope, with windows shut and other means of ventilation provided, which will achieve the internal criteria for sensitive rooms, as specified in the London Borough of Ealing Supplementary Planning Guidance 10. The details should also include the provision of alternative means of ventilation in accordance with the Authority’s criteria.

Reason: To safeguard the future and adjoining occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan 2016, policies 1.1(j) of the adopted Ealing Development (or Core) Strategy 2026 DPD, 2012; Local Variation policy 3.5 and policy 7A of the adopted Ealing Development Management DPD, 2013.

12. Insulation Between Ground Floor Commercial Uses (A1/A2/A3/A4/A5/B1/D1/D2) Plant room and Dwellings Above

Details shall be submitted for approval of the Local Planning Authority before the relevant part of the development of each phase is commenced (excluding demolition and site preparation) for the insulation of the floor/ceiling between the commercial premises, Plantroom and the dwellings above to demonstrate that an acoustic standard not exceeding NR 25 Leq 5mins, (octaves) or NR 20 Leq 5mins, (one-third octaves) will be met inside a bedroom and NR 30 Leq,5mins (octaves), 0r NR 25 Leq,5mins (one-third octaves), inside a living room when noise is generated from the commercial use or Plant room.

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2012; Local Variation policy 3.5 and policy 7A of the adopted Ealing Development Management DPD 2013.

13. Insulation Between Ground Floor/First Floor D2 Gymnasium Use and Dwellings Above

Details shall be submitted for approval of the Local Planning Authority before the relevant part of the phase of development is commenced (excluding demolition and site preparation) for the D2 Gym use of the insulation and anti-vibration works to the floors, walls and ceiling, forming transmission paths with dwellings shall be submitted for the approval of the Local Planning Authority, to demonstrate that the works are sufficient to prevent disturbance from airborne noise transmission, including amplified music and also structure borne vibration and noise. The works shall meet the criteria set at SPG10 as measured or predicted within attached dwellings or at the façade of surrounding dwellings. The approved insulation and anti-vibration measures shall be implemented before occupation of the D2 use shall be retained permanently.

14. Noise From External Plant

Prior to occupation of the residential units of each phase of the development, details shall be submitted for the approval of the Local Planning Authority to demonstrate that the rating sound level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 2014, will not exceed the existing background sound level, as measured at the nearest noise sensitive facades, during the relevant periods of operation.

15. Building Emissions for Commercial Use Prior to occupation of the relevant part of the development, details shall be submitted for the approval of the Local Planning Authority to demonstrate that the development complies with the air quality neutral building emissions benchmarks for the A1, A3, D1, D2 commercial use as stated in Appendix 5 of the Sustainable Design and Construction (2014) supplementary planning guidance, London Plan 2011.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3 and 5.9 of the adopted London Plan (2016) and policies 1.1(k) and 1.2(f) of the adopted Ealing Development (ort Core) Strategy 2026 DPD (2012) and policy 5.2 of the adopted Ealing Development Management DPD (2013).

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16. Refuse Storage

The refuse and recycling storage enclosures hereby approved shall be fully implemented and made available for use prior to first occupation of the relevant part of the development

Reason: In the interests of the adequate disposal, storage and collection of waste and recycling, to protect the living conditions of occupiers of the area and in the interests of highway and pedestrian safety all in accordance with policies 1.1, 1.2 & 3.8 of the adopted Ealing Development (or Core) Strategy 2026 DPD, (2012), policies 3.5, 7A, & 7B of the adopted Ealing Development Management Development Plan Document (2013), policies 5.16, 6.3 & 7.15 of the London Plan (2016), and the National Planning Policy Framework (2012).

17. HS2

None of the development hereby permitted shall be commenced (excluding demolition and site preparation) until detailed design and construction method statements have been submitted to and approved in writing by the Local Planning Authority in liaison with HS2 Ltd. The design and method statement/s to be submitted, shall include arrangements to secure that, during any period when concurrent construction is taking place of both the development hereby permitted and of the HS2 works, the construction of the HS2 works are not impeded. The scheme hereby approved shall not be implemented other than in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority in liaison with HS2 Ltd.

Reason: To safeguard the HS2 Phase One programme and to protect HS2 assets.

18. Emissions From CHP Plant

Prior to the commencement of the relevant part of the phase of development (excluding demolition and site preparation) details shall be submitted for approval to the local planning authority to demonstrate the installed CHP plant complies with a minimum NOx Emission Standard of 95 mg/Nm -3 (at Reference O2). The works, as approved, shall be completed prior to occupation and thereafter permanently retained.

Reason: To monitor the effectiveness of the equipment in order to confirm compliance with energy policies and establish an evidence base on the performance of such equipment in accordance with policies 5.2, 5.3, 5.5, 5.6 and 5.7 of the London Plan 2016, adopted Ealing’s Development (or Core) Strategy 2026 DPD (2012) and Development Management DPD (2013).

19. Contaminated Land

Prior to the commencement of any works on site (except demolition and site clearance) the following shall be submitted to and approved in writing by the Local Planning Authority: (a) An intrusive contaminated land investigation and risk assessment of the site. This shall be carried out in accordance with BS10175:2011+A1:2013 and CR11 guidance to assess the nature and extent of any contamination on the site. This assessment must be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. (b) A remediation (de-contamination) strategy and implementation plan to bring the site to a condition suitable for the intended end use. It shall include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the

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site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. Prior to the occupation of any properties on site following completion of measures identified in the approved remediation (de-contamination) scheme part (b) and the following shall be submitted to and approved in writing by the Local Planning Authority (c) A verification report that demonstrates the completion of measures identified in the approved contamination remediation scheme shall be produced. The report shall be compiled in accordance with the Environment Agency guidance ‘Verification of Remediation of Land Contamination’, Report: SC030114/R1’.

Reason: To ensure that the site is not hazardous in the interest of public health and safety, in accordance with policy 5.21 of the adopted London Plan (2016), policy 1.1(e), of the adopted Ealing Development (or Core) Strategy 2026 DPD (2012), and policy 5.21 of the adopted Ealing Development Management DPD (2013).

20. Sustainable Drainage Strategy

No development shall commence aside from demolition, site preparation and substructure works on the relevant part of the development phase, until a drainage strategy detailing any on/off site drainage works, has been submitted to and approved by the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

Reason: The development may lead to sewerage flooding; to ensure that sufficient capacity is made available to cope with the new development and in order to avoid adverse environmental impact upon the community accordance with policy 5.13 of the adopted London Plan (2016) and policies 1.1(e) and 1.2(m) of the adopted Ealing Development (or Core) Strategy 2026 DPD (2012) and policy 5.12 of the adopted Ealing Development Management DPD (2013).

21. Children’s Playspace/ Features

Prior to first occupation of the relevant part of the development, details of the children’s play areas (including play equipment, landscaping, boundary treatment, disabled access and security measures) shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented and completed as approved prior to first occupation of the relevant part of the residential development that the facilities serve, and retained for the life of the development unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that adequate on-site space for young children to play is provided on site in connection with the proposed residential accommodation, in accordance with policies 3.5, 3.6, 5.3 and 7.2 of the adopted London Plan 2016, the Mayor’s Supplementary Planning Guidance on Play and Informal Recreation, policies 1.1(e) and (i), 1.2 (d), 5.5, 6.2 & 6.3 of the adopted Ealing Development (or Core) Strategy 2026 DPD (2012) and policies 3.5, 7B and 7D of the adopted Ealing Development Management DPD (2013).

22. Energy Strategy for residential

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Planning Committee 23/05/2018 Schedule Item No. 03 residential units within the development, other than site preparation, remediation and / or the formation of accesses, a revised report, which includes full details and drawings of the energy saving measures that are to be incorporated into the residential component of the development which demonstrates whether all dwellings hereby approved will achieve zero carbon in regulated CO2 emissions over and beyond Building Regulations Part L 2013 shall be submitted to, and approved in writing by the local planning authority. Compliance with the emissions saving target may be shown based on the calculation of carbon savings at the time that the dwellings are connected to the area wide heat network. The Energy Strategy should be based on the provision of a communal heating system comprising a heat-only boiler.

In demonstrating compliance with this percentage reduction the applicant should consider the use of measures in line with the Energy Hierarchy including the incorporation of on-site renewables. This reduction should be calculated based on carbon dioxide emissions covered by the Building Regulations whilst carbon dioxide emissions associated with other energy uses not covered by Building Regulations (un-regulated) should be also included and measures to reduce them should be demonstrated.

(B) Within three-months of the first occupation of each dwelling in the approved development, Energy Performance Certificates [EPC’s], detailed modelling output reports showing clearly the DER and TER from the “as built stage” to confirm compliance in terms of savings achieved through energy efficiency measures should be also submitted for written approval by the Local Authority.

(C) Within three-months of the practical completion of the dwellings, technical information and evidence that the renewable/low carbon technologies are certified under the Microgeneration Certification Scheme (MSC) and, if appropriate, complies with the Enhanced Capital Allowances (ECS) product criteria should be submitted.

The development shall be carried out strictly in accordance with the details so approved.

Reason: To ensure that the dwellings within the development hereby approved are energy efficient and to contribute to the avoidance of need for new fossil fuel or other primary energy generation capacity and to reduce emissions of greenhouse gases and to minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan 2016, policies 1.1(e), 1.1(j), 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2026 DPD, 2012: policies LV5.2 and 7A of Ealing’s adopted Development Management DPD, 2013 and the Mayor’s Sustainable Design and Construction SPG.

23 Energy Strategy for non-residential units

(A) Notwithstanding the Environmental Sustainability Statement Rev 4 (15 June 2017) and additional information submitted in 24 October 2017 prepared by Aecom submitted with the application, within 6 months from the commencement of the substructure works of the non- residential units within the development, other than site preparation, remediation and / or the formation of accesses, a revised report, which includes full details and drawings of the energy saving measures that are to be incorporated into each non-residential unit of the development which demonstrates that the non-residential units hereby approved will achieve an overall reduction in regulated carbon dioxide emissions by 35% over and beyond Building Regulations Part L 2013 shall be submitted to, and approved in writing by the local planning authority. The Energy Strategy should be based on the provision of connection to the communal heating system and details for how this will be facilitated should be demonstrated.

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(B) Within three-months of the first occupation of each non-residential unit in the approved development, Energy Performance Certificates [EPC’s], detailed modelling output reports showing clearly the BER and TER from the “as built stage” to confirm compliance in terms of savings achieved through energy efficiency measures should be also submitted for written approval by the Local Authority.

(C) Within three-months of the practical completion of the each non-residential unit, technical information and evidence that the renewable/low carbon technologies are certified under the Microgeneration Certification Scheme (MSC) and, if appropriate, complies with the Enhanced Capital Allowances (ECS) product criteria should be submitted.

The development shall be carried out strictly in accordance with the details so approved.

Reason: To ensure that the non-residential units within the development hereby approved are energy efficient and to contribute to the avoidance of need for new fossil fuel or other primary energy generation capacity and to reduce emissions of greenhouse gases and to minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan 2016, policies 1.1(e), 1.1(j), 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2026 DPD, 2012; policies LV5.2 and 7A of Ealing’s adopted Development Management DPD, 2013 and the Mayor’s Sustainable Design and Construction SPG.

24. Energy Centre

The single energy centre, as shown on plan (drawing number (03)-P-0B0 Rev F – Energy Centre Layout issued 17 March 2017), hereby approved shall be installed and operational prior to the first occupation of the development and shall thereafter serve all dwellings within the different blocks and non-residential components within the different blocks designed to connect to the single energy centre within the development as shown in plan with drawing number (03-P-0B0 Rev F –Pipework Layout issued 17 March 2017) and approved Environmental Sustainability Statement Rev 4 (15 June 2017) and additional information submitted in 24 October 2017 prepared by Aecom.

Reason: In the interest of securing the centralised energy centre for the site and its sustainable connection of the development in accordance with policies 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan 2016 and the adopted Ealing Development (or Core) Strategy 2026, DPD (April 2012).

25. Energy Centre / temporary plant rooms – district heating

Prior to occupation of the development including residential and non-residential components of the approved development the following details should be submitted to the Local Planning Authority for written approval: a) details of the plant room(s), including their size, layout and location, size of boilers and details of the flue;

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Planning Committee 23/05/2018 Schedule Item No. 03 b) details of the pipe network (including the size and route, flow and return temperatures, total length of the heat network in metres (flow and return) distribution and transmission, diagram route, total plant heating capacity, total heat generated, total heat supplied to premises) for the connection of all domestic and non-domestic components into the site wide district heating network. c) details of schematic of the site wide heat network showing all apartments connected into it d) details of the floor plan showing the layout of the plant in the energy centre and how it is designed to facilitate connection to an offsite heat network. e) details and plans of how the non-residential units will be designed to connect to the single energy centre and offsite heat network. f) details of the HIU including specifications, type and efficiency. g) consideration and demonstration of the installation of a point of external connection within the energy centre. h) All boilers accommodated in the single energy centre and any other temporary plant room(s) to serve the energy requirements of the development should use Ultra low- NOx boilers with maximum NOx Emissions with maximum NOx Emissions of under 0.030 g/kWh. i) The district heating network shall be designed in accordance with Heat Networks: Code of Practice for the UK.

The development shall be carried out in accordance with the approved details.

Reason: To secure the measures set out within the approved Environmental Sustainability Statement Rev 4 (15 June 2017) and additional information submitted in 24 October 2017 prepared by Aecom and to ensure that the single energy plant room is designed in a manner which allows for the future connection to an offsite district heat network, and to ensure that the development contributes to reducing the use of fossil fuel or other primary energy generation capacity, and to reduce emissions of greenhouse gases in accordance with policies 5.3, 5.5 and 5.6 of the London Plan 2016; policies 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2026 DPD, 2012; policy LV5.2 of Ealing’s adopted Development Management DPD, 2013 and the Mayor’s Sustainable Design and Construction SPG.

26. Renewable/Low Carbon (&CO2) Energy Monitoring

Upon final completion of the development and prior to occupation, suitable devices for monitoring either the renewable/low-carbon energy technology(ies) incorporated into the development and/or heat and electricity imported into the site shall be installed. The monitored data shall be submitted to the local planning authority at daily intervals for a period of three years from final completion. The installation of the monitoring devices should be in a compatible format and the submission of the data shall be carried out in accordance with the Council's approved specifications as indicated in Automated Energy (& CO2) Monitoring Platform [AEMP] document.

Reason: To monitor the effectiveness of the renewable/low carbon energy equipment in order to confirm compliance with energy policies and establish an evidence base on the performance of such equipment in accordance with policies 5.2, 5.3, 5.5, 5.6 and 5.7 of the

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London Plan 2016, the adopted Ealing Development (or Core) Strategy 2026 DPD, 2012 and Development Management DPD, 2013.

27. BREEAM Non-Residential Standard

Each non-residential unit proposed within the approved development should be registered with the Building Research Establishment (BRE), achieve BREEAM Rating Very Good and make reasonable endeavours to achieve Excellent (based on the latest BREEAM Technical guidance).

(A) Within 3 months of the completion of each non-residential unit of the development, evidence that the development is registered with Building Research Establishment (BRE) under the most up to date BREEAM Technical Guidance and Interim BREEAM Assessment and related Certification verified by the BRE shall be submitted to the Local Planning Authority for written approval.

(B) Within 3 months from the date of first occupation of each non-residential unit of the development, BREEAM 'Post Construction Stage' Assessment and related Certification verified by the BRE, should be submitted to the Local Planning Authority for written approval confirming the BREEAM standard and measures have been implemented.

Following any approval of a 'Post Construction Stage' assessment and certificate of the development, the approved measures and technologies to achieve the BREEAM Very Good or higher standard shall be retained in working order for the lifetime of the development.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan (2016); policies 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2026 DPD, 2012 and policies 5.2 and 7A of Ealing’s adopted Development Management DPD, 2013.

28. Sustainable Design and Construction Standards

Upon the first occupation of the development including residential and non-residential units, the approved development shall incorporate sustainability measures as detailed in the approved Environmental Sustainability Statement Rev 4 (15 June 2017) prepared by Aecom.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan 2016; policies LV5.2 and 7A of Ealing’s adopted Development Management DPD, 2013 and policies 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2026 DPD, 2012.

29. Water Efficiency for dwellings

Prior to commencement of the development proposing the construction of residential units, a water efficiency statement shall be submitted to the Local Planning Authority demonstrating all measures that will be incorporated to ensure that the residential units will meet water efficiency standards with a maximum water use target of 105 litres of water per person per day. Development shall proceed in accordance with the approved water efficiency statement.

Reason: To ensure the sustainable use of water, in accordance with policy 5.15 of the London Plan 2016.

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30. Overheating and Cooling for the non-residential units

Six months prior to occupation of each of the non-residential units of the approved development, the details of the dynamic thermal modelling using the guidance and criteria provided in CIBSE TM49 & TM52 and demonstrating how the specific unit performs against and even exceed the overheating criteria, shall be submitted to the Local Planning Authority for written approval. The details of any additional measures to be incorporated into the development to minimise the risk of overheating (without active cooling) shall also be submitted and evidence that these measures can be incorporated into the development if the dynamic thermal modelling demonstrates that overheating would occur. Compliance with Criterion 3 of the Building Regulations should also be demonstrated. Each non-residential unit shall thereafter be provided in accordance with the approved details.

Reason: To ensure that each non-residential unit hereby approved is energy efficient and to reduce the risk of overheating in line with policy 5.9 of the London Plan 2016; the adopted Ealing Development (or Core) Strategy 2026 DPD, 2012 and the adopted Ealing Development Management DPD, 2013.

31. Overheating and Cooling for dwellings

Notwithstanding the information submitted in support of the application, within 6 months from the commencement of the superstructure works of the residential units within the development, the details of the dynamic thermal modelling, being applied to a range of dwellings including top, middle and ground floor using the guidance and criteria provided in CIBSE TM49 & TM52 and demonstrating how these units perform against and even exceed the overheating criteria, shall be submitted to the Local Planning Authority for written approval. The details of any additional measures to be incorporated into the dwellings to minimise the risk of overheating (without active cooling) shall also be submitted and evidence that these measures can be incorporated into the development if the dynamic thermal modelling demonstrates that overheating would occur. Compliance with Criterion 3 of the Building Regulations should also be demonstrated. The dwellings shall thereafter be provided in accordance with the approved details.

Reason: To ensure that the dwellings hereby approved are energy efficient and to reduce the risk of overheating in line with policy 5.9 of the London Plan 2016, the Ealing adopted Development (or Core) Strategy 2026 DPD, 2012 and Development Management DPD (2013).

32. Emissions

Building Emissions for residential Units: Prior to occupation details shall be submitted for the approval of the Local Planning Authority to demonstrate that the development complies with the air quality neutral building emissions benchmarks for the proposed C3 use as stated in Appendix 5 of the Sustainable Design and Construction (2014) supplementary planning guidance, London Plan 2011.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3 and 5.9 of the adopted London Plan (2016) and policies 1.1(k) and 1.2(f) of the adopted Ealing Development (or Core) Strategy 2026 DPD (2012) and policy 5.2 of the adopted Ealing Development Management DPD (2013).

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33. Emissions

Building Emissions for commercial use Prior to occupation details shall be submitted for the approval of the Local Planning Authority to demonstrate that the development complies with the air quality neutral building emissions benchmarks for the A1, A3, A5, D1 and D2 commercial use as stated in Appendix 5 of the Sustainable Design and Construction (2014) supplementary planning guidance, London Plan 2011.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3 and 5.9 of the adopted London Plan (2016) and policies 1.1(k) and 1.2(f) of the adopted Ealing Development Strategy (2012) and policy 5.2 of the adopted Ealing Development Management DPD (2013).

34. Odour Abatement

Details shall be submitted for the approval of the Local Planning Authority, prior to the operation of the relevant unit, for the installation, operation, and maintenance of the best practicable cooking extract system, including the provision of a suitable extract fan, odour control equipment, with a vertical discharge terminus without any cap or cover, at a minimum of 1.5 metres above the highest roof eaves of the building. The details shall satisfy the advice at “DEFRA, 2005: Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems”. The system, as approved, shall be completed before occupation and thereafter permanently retained and maintained.

Reason: To safeguard the future and adjoining occupiers of the development against unacceptable light polution disturbance, in accordance with policies 3.5 and 7.15 of the London Plan 2016; policies 1.1(j) of the Ealing Development (or Core) Strategy 2026 DPD, 2012, Local Variation policy 3.5 and policy 7A of Ealing’s Development Management DPD 2013.

35. Piling Method Statement

No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling shall be carried out, including measures to minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority and the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement unless otherwise agreed by the Local Planning Authority.

Reason: The proposed works would be in close proximity to underground water and sewerage utility infrastructure, which needs to be safeguarded in accordance with policies 5.14 and 5.15 of the adopted London Plan (2016).

36. No Masts/Satellite Dishes or External Equipment

No microwave masts, antennae or satellite dishes or any other plant or equipment shall be installed on any of the buildings containing flats hereby permitted unless otherwise approved in writing by the Local Planning Authority.

Reason: To safeguard the appearance of the buildings in the interests of visual amenity in accordance with policy 1.1(h) of the Ealing Development (or Core) Strategy 2026 DPD

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(2012), Local Variation policies 3.5 and 7.4 and policies 7B and 7C of the adopted Ealing Development Management Development Plan Document (2013).

37. Bicycle & Wheelchair Accessible Lifts

Prior to the commencement of the relevant part of each phase of the development full details of the proposed public bicycle and wheelchair accessible lifts shall be submitted to and approved by the Local Planning Authority. The lifts as approved shall be installed and operational prior to the first occupation of the relevant part of the development to which the lift serves.

Reason: To ensure that adequate access is provided to all parts of the development for all occupiers and visitors including those with disabilities, in accordance with policies 3.5, 3.8, and 7.2 of the adopted London Plan (2016); policy 1.1(h) of the adopted Ealing Development (or Core) Strategy 2026 DPD (2012), policy 7B of the adopted Ealing Development Management DPD (2013) and the interim guidance within Ealing’s SPG ‘Accessible Ealing’ dated October 2012.

38. Regulation of Hours for A1/A3/ A5 Uses

The hours of business for the A1, A2, A3, A4 and A5 use of the building shall be restricted to the period 0600 – 23:00 hours Monday to Thursday and 0800 hours until 0000 hrs Friday, Saturday and Sunday.

Reason: To safeguard the amenities of local residents in accordance with policy 7A of the adopted Ealing Development Management Development Plan Document (2013).

39. External Lighting

The proposed external lighting scheme shall be designed to reduce light spill to nearby residents, and road users and where applicable the recommendations of the following guidance shall be met:

 ILP Guidance Notes for the reduction of Obtrusive Lighting 2011.  Institution of Lighting Professionals Technical Report PLG05, Brightness of Illuminated advertisements, 2015.  CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations - CIE 150: 2003.  Statutory Nuisance from Insects and Artificial Light by Department of Environment Food. Guidance on sections 101, 102 and 103 of the Clean Neighbourhoods and Environment Act 2005, Defra

Reason: To provide a safe and secure external environment and to safeguard the amenities of future occupiers of the development and surrounding properties in accordance with policies 3.5 and 7.15 of the London Plan (2016), policies 1.1(h) & (j) & 1.2(f) of the Ealing Development (or Core) Strategy (2012) and with policy 7.3 of the Ealing Development Management Development Plan Document (2013) and Ealing Supplementary Planning Guidance (SPG) Note 8: Safer Ealing.

40. Secured by Design

Prior to the commencement of the development, (except for demolition, enabling works and site preparation works) a statement shall be submitted for the approval of the Local Planning Authority to demonstrate how Secured By Design requirements are to be adequately achieved. The development shall be implemented only in accordance with the approved

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Planning Committee 23/05/2018 Schedule Item No. 03 details, which shall be completed prior to the first occupation of the development hereby approved and thereafter permanently retained.

Reason: In the interest of the safety of the future occupiers and visitors to the premises, in accordance with policies 3.5, 7.3,7.4, 7.5 and 7.6 of the London Plan (2016), policies 1.1 & 1.2 of the Ealing Development (or Core) Strategy 2026 DPD (2012) and policy 7.3 of the Ealing Development Management DPD (2013).

41. Aviation

No construction shall commence on site, unless there has been submitted to and approved in writing by the Local Planning Authority and by the Radar Operator - NATS (En-route) plc, either: - detailed plans for the proposed buildings in that individual phase, demonstrating that there would be no detrimental impact upon the operation of the Heathrow H10 SSR Radar; or, - details of a ‘Radar Mitigation Scheme’ (including a timetable for its implementation during construction) to mitigate any detrimental impact upon the Heathrow H10 SSR Radar.

Reason: In the interests of Air Traffic Safety and of the operations of NATS En-route PLC.

42. Where a ‘Radar Mitigation Scheme’ has been required, no construction above 10m above ground level shall take place on site, unless the ‘Radar Mitigation Scheme’ has been implemented. Development shall not take place other than in complete accordance with such a scheme as so approved unless the planning authority and NATS (En-route) plc have given written consent for a variation.

Reason: In the interests of Air Traffic Safety and of the operations of NATS En-route PLC.

43. No construction work shall commence on site until the Developer has agreed a “Crane Operation Plan” which has been submitted to and has been approved in writing by the Local Planning Authority in consultation with the “Radar Operator”. Construction at the site shall only thereafter be operated in accordance with the approved “Crane Operation Plan”. Reason: In the interests of Air Traffic Safety and of the operations of NATS En-route PLC. 44. No development shall take place until Mitigation has been agreed and put in place to ensure that the proposed development will have no adverse impact on the H10 radar at Heathrow Airport.

Reason: To ensure that the development does not endanger the safe movement of aircraft or the operation of Heathrow Airport through interference with communication, navigational aids and surveillance equipment.

45. Development shall not commence until a construction management strategy has been submitted to and approved in writing by the Local Planning Authority covering the application site and any adjoining land which will be used during the construction period. Such a strategy shall include the following matters: Details of cranes and other tall construction equipment (including the details of obstacle lighting) - Such schemes shall comply with Advice Note 4 ‘Cranes and other Construction Issues’ (available at www.aoa.org.uk/policy-campaigns/operations-safety). The approved Strategy (or any variation approved in writing by the Local Planning Authority) shall be implemented for the duration of the construction period.

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Reason: To ensure that the development does not endanger the safe movement of aircraft or the operation of Heathrow Airport through interference with Communication, navigational aids and surveillance equipment.

Informatives:

1. The decision to grant consent has been taken by the Council’s Planning Committee, taking account of the relevant National, Strategic and Local Planning policies and the information provided in the application submission. It was considered that the proposals represented a satisfactory form and scale of development that would achieve an acceptable balance between the regeneration of this accessible site for a residential led mixed use (commercial and residential) scheme without causing significant harm to the living conditions for surrounding residents and prevailing traffic and highway conditions. It was considered that the adverse impacts resulting from the development can be acceptably mitigated and secured within the S.106 agreement and planning conditions. It is considered that the proposed development would broadly accord with the policies contained within the adopted Development Plan, comprising the National Planning Policy Framework (NPPF), London Plan 2016, the Ealing Development (or Core) Strategy 2026 Development Plan Document, 2012, the Ealing Development Management Development Plan Document (2013), the Ealing Development Sites Development Plan Document (December 2013), the Old Oak and Park Royal Opportunity Area Planning Framework (November 2015) and the Old Oak and Park Royal Development Corporation (OPDC) Draft Local Plan Regulation19 (June 2017) and the Draft NPPF (March 2018).

The relevant policies include:

National Planning Policy Framework (2012)

1. Building a Strong, Competitive Economy; 4. Promoting Sustainable Transport; 6. Delivering a wide choice of high quality homes; 7. Requiring Good Design; 8. Promoting Healthy Communities; 10. Meeting the Challenge of Climate Change, Flooding and Coastal Change; 11. Conserving and Enhancing the Natural Environment; Plan-Making Decision-Taking Annex 1: Implementation

Fixing our Broken Housing Market, Housing White Paper, February 2017

Consultation Draft London Plan, November 2017

The Plan is not currently entitled to weight as a material consideration given it is only at consultation draft stage and the policies below have not been examined. The Plan and its policies will acquire greater weight as it progresses through the adoption process.

GG1 – Building strong and inclusive communities GG2 – Making the best use of land GG3 – Creating a healthy city GG4 – Delivering the homes Londoners need GG5 – Growing a good economy GG6 – Increasing efficiency and resilience SD1 – Opportunity Areas SD6 – Town centres SD7 - Town centre network

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SD8 – Town centres: development principles and Development Plan Documents SD9 – Town centres: Local partnerships and implementation SD10 – Strategic and local regeneration D1 – London’s form and characteristics D2 – Delivering good design D3 – Inclusive design D4 – Housing Quality D5 – Accessible housing D6 – Optimising housing density D7 – Public realm D8 – Tall buildings D10 – Safety, security and resilience to emergency D11 – Fire safety D12 – Agent of change D13 – Noise H1 – Increasing Housing Supply H3 – Monitoring housing targets H5 – Delivering Affordable Housing H6 – Threshold Approach to Applications H7 – Affordable Housing Tenure H8 – Monitoring of affordable housing H12 – Housing Size Mix H13 – Build to rent S1 – Developing London’s social infrastructure S2 – Health and social care facilities S3 – Education and childcare facilities S4 – Play and Informal Recreation E11 – Skills and opportunities for all HC1 – Heritage conservation and growth G5 – Urban greening G6 – Biodiversity and access to nature G7 – Trees and woodlands SI1 – Improving air quality SI2 – Minim T6.1 – Residential parking ising greenhouse gas emissions SI3 – Energy infrastructure SI4 – Managing heat risk SI5 – Water infrastructure SI7 – Reducing waste and supporting the circular economy SI13 – Sustainable drainage T1 – Strategic approach to transport T2 – Healthy Streets T3 – Transport capacity, connectivity and safeguarding T4 – Assessing and mitigating transport impacts T5 – Cycling T6 – Car parking T6.1 – Residential parking T6.2 – Office parking T6.3 – Retail parking T6.4 – Hotel and leisure uses parking T6.5 – Non-residential disabled persons parking T7 – Freight and servicing T9 – Funding transport infrastructure through planning DF1 Delivery of the Plan and Planning Obligations M1 - Monitoring

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London Plan 2016

2.6 Outer London: Vision and Strategy 2.7 Outer London: Outer London: Economy 2.8 Outer London: Transport 2.13 Opportunity Areas and Intensification Areas 3.1 Ensuring Equal Life Chances for All 3.2 Improving Health and Addressing Health Inequalities 3.3 Increasing Housing supply 3.4 Optimising Housing Potential 3.5 Quality and design of housing developments 3.6 Children and Young People’s Play and Informal Recreation Facilities 3.7 Large residential Developments 3.8 Housing Choice 3.9 Mixed and Balanced Communities 3.10 Definition of Affordable Housing 3.11 Affordable Housing Targets 3.12 Negotiating Affordable Housing on Individual Private Residential and Mixed Use Schemes 3.13 Affordable Housing Thresholds 3.15 Co-Ordination of Housing Development and Investment 3.18 Education Facilities 4.1 Developing London’s Economy 4.3 Mixed Use Development and Offices 4.6 Support for and Enhancement of Arts, Culture, Sport and Entertainment 4.12 Improving Opportunities For All 5.1 Climate Change Mitigation 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.4A Electricity and Gas Supply 5.5 Decentralised Energy Networks 5.6 Decentralised Energy in Development Proposals 5.7 Renewable Energy 5.8 Innovative Energy Technologies 5.9 Overheating and Cooling 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management 5.13 Sustainable Drainage 5.14 Water Quality and Wastewater Infrastructure 5.15 Water Use and Supplies 5.16 Waste Net Self Sufficiency 5.18 Construction, Excavation and Demolition Waste 5.21 Contaminated Land 5.22 Hazardous Substances and Installations 6.1 Strategic Approach 6.2 Providing Public Transport Capacity for Safeguarding Land for Transport 6.3 Assessing Effects of Development on Transport Capacity 6.5 Funding Crossrail and other Strategically Important Transport Infrastructure 6.7 Better Streets and Surface Transport 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.12 Road Network Capacity

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6.13 Parking 7.1 Lifetime Neighbourhoods 7.2 An Inclusive Environment 7.3 Designing Out Crime 7.4 Local Character 7.5 Public Realm 7.6 Architecture 7.7 Location and Design of Tall and Large Buildings 7.13 Safety, Security and Resilience to Emergency 7.14 Improving Air Quality 7.15 Reducing and managing Noise, Improving and Enhancing the acoustic environment and promoting appropriate Soundscapes 7.18 Protecting Open Space and Addressing Deficiency 7.19 Biodiversity and Access to Nature 7.21 Trees and Woodlands 7.24 Blue Ribbon Network 7.25 Increasing the Use of the Blue Ribbon Network for passengers and tourism Implementation Monitoring and Review 8.1 Implementation 8.2 Planning Obligations 8.3 Community Infrastructure Levy

Annex 27. Old Oak Common Opportunity Area Planning Framework

Mayor of London Supplementary Planning Guidance

Housing (November 2012) Use of planning obligations in the funding of Crossrail and the Mayoral CIL (April 2013) Sustainable Design & Construction (April 2014) Draft Social Infrastructure (May 2014) The Control of Dust and Emissions during Construction and Demolition (July 2014) Accessible London: Achieving an Inclusive Environment (October 2014) Housing Standards Policy Transition Statement : Implementation (October 2015) Affordable Housing and Viability (August 2017)

Old Oak and Park Royal Mayoral Development Corporation

Old Oak and Park Royal Opportunity Area Planning Framework (November 2015) OPDC Draft Local Plan Regulation19 (June 2017)

Ealing Development (or Core) Strategy 2026 Development Plan Document, 2012

Chapter 1 - Vision for Ealing 2026 1.1 Spatial Vision for Ealing (a), (b), (c), (e), (f), (g), (h), (i), (j), (k) 1.2 Delivery of the Vision for Ealing 2026 (a), (b), (d), (e), (f), (g), (h), (i), (k), (m) Chapter 3 - Development in the A40 Corridor & Park Royal 3.1 Realising the Potential of the A40 Corridor & Park Royal (a), (b), (d), (e) 3.4 Southern Gateway, Park Royal (a), (b), (c), (d)

Chapter 5 – Protecting and enhancing Ealing’s Green and Open Spaces 5.5 Promoting Parks, Local Green Space and Addressing Deficiency (b) Chapter 6 – Ensuring Sustainable Delivery 6.1 Physical Infrastructure 6.2 Social Infrastructure 6.3 Green Infrastructure

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6.4 Planning Obligations and Legal Agreements

Development Management Development Plan Document, 2013

Ealing Local Variation to London Plan Policy 2.18 Green Infrastructure: The Network of Open and Green Spaces Ealing Local Variation to London Plan Policy 3.4 Optimising Housing Potential Ealing Local Variation to London Plan Policy 3.5 Quality and Design of Housing Developments Ealing Local Policy - 3A Affordable Housing Ealing Local Variation to London Plan Policy 5.2 Minimising Carbon Dioxide Emissions Ealing Local Variation to London Plan Policy 5.10 Urban Greening Ealing Local Variation to London Plan Policy 5.11 Green Roofs and Development Site Environs Ealing Local Variation to London Plan Policy 5.12 Flood Risk Management Ealing Local Variation to London Plan Policy 5.21 Contaminated Land Ealing Local Variation to London Plan Policy 6.13 Parking Ealing Local Policy 7A Amenity Ealing Local Variation to London Plan Policy 7.3 Designing Out Crime Ealing Local Variation to London Plan Policy 7.4 Local Character Ealing Local Policy 7B Design Amenity Ealing Local Variation to London Plan Policy 7.7 Location and Design of Tall and Large Buildings Ealing Local Policy - 7D Open Space EA Ealing Local Policy Presumption in Favour of Sustainable Development

Development Sites Development Plan Document 2013

OIS1 Park Royal Southern Gateway

Ealing Informal Planning Documents/Guidance

SPG 3: Air Quality SPG 4: Refuse and Recycling SPG 9: Trees SPD9: Legal Agreements, Planning Obligations and Planning Gain SPD10: Noise and Vibration

In reaching this decision, specific consideration was given to the principle of the loss of the existing use and the proposed replacement uses; the principle of tall buildings on this strategic gateway site and the impact of those buildings on the residential and visual amenity of residents and other occupiers in the local and wider area. The impact of the development in terms of its form, scale, layout and appearance of the proposed development; the impact on adjoining occupiers and land; the traffic and parking implications; hard and soft landscaping and public and private amenity spaces. Consideration was also given to the quality of the residential development and its relationship with the living conditions of neighbours and the residential amenity of future residents. It is considered that subject to appropriate safeguarding conditions, given the nature of the proposed development and having considered all objections/comments received from stakeholders and interested parties to date, that on balance the proposal would accord with the relevant planning policies and guidance. It is therefore considered that planning permission should be granted in this case. It is not considered that there are any other material considerations, which would warrant a refusal of the application.

2. This development is the subject of an Agreement under Section 106 of the Town and Country Planning Act (as amended).

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3. Demolition and construction works, audible beyond the boundary of the site shall only be carried on between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Bank Holidays. No bonfires shall be lit on site.

BPM & mitigation measures can be found in the following guidance: i. 'Guidance on the Assessment of dust from demolition and construction', IAQM, February 2014 ii. 'The control of dust and emissions from Construction and Demolition' Draft SPG, GLA,2013 iii BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise

4. Prior to the commencement of any site works, all sensitive properties surrounding the site boundary shall be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom an enquiry/complaint should be directed. A minimum written period of 1 month would be required.

5. Dust mitigation and control of exhaust emissions from construction vehicles should comply with the Mayor’s (GLA and London Councils) ‘Best Practice Guidance’ to control dust and emissions from construction.

6. The developer will be liable for the cost of any repairs to damage to the footway directly resulting from the construction work. It is recommended that a footway/carriage way condition survey is carried out prior to the start of construction work, in conjunction with the Highways Section.

7. To assist applicants in a positive manner, the Local Planning Authority has produced policies and written guidance, and offers and encourages a comprehensive pre-application advice service, all of which is available on the Council's website and outlined in a 24 hours automated telephone system. The scheme complied with policy and guidance. The Local Planning Authority delivered the decision proactively in accordance with requirements of the National Planning Policy Framework.

8. Ground Investigation: a) Reference should be made at all stages to appropriate current guidance and codes of practice this would include:  The report of the findings must include: A timetable of works and site management procedures. (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: • human health, • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwater and surface waters, • ecological systems, • archaeological sites and ancient monuments  Model Procedures for the Management of Land Contamination, CLR 11, Environment Agency, 2004  Updated technical background to the CLEA model, Science Report: SC050021/SR3, Environment Agency, 2009  LQM/CIEH Generic Assessment criteria for Human Health Risk Assessment (2nd Edition), 2009

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 BS10175:2011 Investigation of potentially contaminated sites – Code of Practice  Secondary Model Procedure for the Development of Appropriate Soil Sampling Strategies for Land Contamination; Environment Agency, 2001  Verification of Remediation of Land Contamination’, Report: SC030114/R1, Environment Agency, 2010  National Planning Policy Framework (Paragraph 109, 120, 121);  Guidance for the safe development of housing on land affected by contamination, NHBC & Environment Agency, 2008. b) Clear site maps should be included in the reports showing previous and future layouts of the site, potential sources of contamination, the locations of all sampling points, the pattern of contamination on site, and to illustrate the remediation strategy. c) All raw data should be provided in a form that can be easily audited and assessed by the council.(e.g. trial pit logs and complete laboratory analysis reports) d) on-site monitoring for ground gases with any relevant laboratory gas analysis; 'Good practice on the testing and verification of protection systems for buildings against hazardous ground gases, (C735), CIRIA, August 2014 e) Details as to reasoning, how conclusions were arrived at and an explanation of the decisions made must be included. (e.g. the reasons for the choice of sampling locations and depths).

9. Noise: a) SPG10 requires that acoustic measurements are carried out and that precise calculations are made for the building envelope insulation. In calculating the minimum sound reductions the following is required:  A precise sound insulation calculation under the method given at BS EN12354-3: 2000, for the various building envelopes, using the worst case one hour data (octave band linear noise spectra from 63 Hz - 4k Hz) by night and day, to arrive at the minimum sound reductions necessary to meet the SPG10 internal data.  Approved laboratory sound insulation test certificates for the chosen windows, including frames and seals and also for ventilators, in accordance with BS EN ISO 140- 3: 1995 & BS EN ISO 10140-2:2010, to verify the minimum sound reductions calculated.  Compliance with the internal and external criteria set at SPG10.

10. Ground Water discharge - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

11. A ground water risk management permit from Thames Water will be required for discharging ground water into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 3577 9483 or by emailing [email protected].

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Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.

12. Legal changes under the Water Industry (Scheme for the adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water’s ownership. Should your proposed building work fall within 3 metres of these pipes we recommend that you contact Thames Water to discuss their status in more detail and to determine if a building over/near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit the Thames Water website at www.thameswater.co.uk

13. The developer is advised that should any external plant be installed the rating noise level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 1997, shall be lower than the existing background noise level by at least 5 dBA as measured at 3.5 m from the nearest ground floor sensitive facade and 1m from upper floor noise sensitive facades, during the relevant periods of operation.

14. Roof water down pipes should be connected to the drainage system either directly, or by means of back inlet gullies provided with sealing plates and drainage from covered car parking floors should pass through an approved oil separator before connecting to the surface water system.

15. Prior to commencement of development of construction and demolition works, details of noise/vibration and dust mitigation measures shall be submitted to the Environmental Health section for approval.

16. The proposed external lighting scheme shall be designed to reduce light pollution to nearby residents, and road users and where applicable the recommendations of the following guidance shall be met:

• ILP Guidance Notes for the reduction of Obtrusive Lighting 2011. • Institution of Lighting Professionals Technical Report PLG05, Brightness of Illuminated advertisements. • CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations - CIE 150: 2003. • Statutory Nuisance from Insects and Artificial Light by Department of Environment Food. Guidance on sections 101, 102 and 103 of the Clean Neighbourhoods and Environment Act 2005, Defra.

Site Description: The application site is 0.47 hectares and comprises a single commercial building, of 2 storeys in height providing a total of 3,846 sq.m GIA commercial floor space. The site has now been vacated as regards the previous commercial tenants in preparation for the implementation of redeveloping the overall site for the Imperial College and Essential Living development proposals. The site has two existing vehicular access points from Wales Farm Road located at the northern boundary of the site and a second further to the south. Acton Mainline Station which will serve Crossrail services by 2018 is located approximately 850m to the south west and there are other nearby London underground stations at Willesden Junction (1.5km to the north). The closest underground station is North Acton just 160m to the west. The public transport connections result in a PTAL rating of 5 (‘Very Good’) and is located within a controlled parking zone (Gypsy Corner). The site is also located within a High Speed 2 (HS2) Buffer Zone.

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The land immediately to the south of the application site also forms part of the Perfume Factory site and is in the ownership of Imperial College. This part of the site is subject of a separate planning application (Ref:172682OPDFUL) which was approved by the Council on 16 August 2017 and subsequently supported by the Mayor on 14th November 2017. The planning permission and S.106 was subsequently issued and executed on 7th December 2017. Demolition of the 4 storey building has been completed.

In the wider area there are a number of recently approved large scale redevelopments including the Dephna site (2 Portal Way) and the Carphone Warehouse site (1 Portal Way) both located to the south west of the site and “The Portal”, located immediately to the west of the site at the junction of Portal Way and Wales Farm Road. The three sites are subject of planning applications for their comprehensive residential led mixed use redevelopment, 1 Portal Way having been granted planning permission in August 2016; The Portal and 2 Portal Way with resolutions to grant permission in May 2017 and February 2018 respectively. The site is located on the eastern edge of the Southern Gateway Area (OIS1) as identified within the Council's adopted Development Sites DPD (December 2013), and the Old Oak Common Opportunity Area, where the Mayor of London has published the Old Oak and Park Royal Opportunity Area Planning Framework (OAPF) (November 2015) and the OPDC Draft Local Plan went through its first stage of public consultation (consultation period expired in September 2017) to cover the opportunity area.

The Proposal:

It is proposed to redevelop the site by demolishing the existing commercial 2-storey building and replacing it with three residential blocks with active ground floor uses.  Block A: 16 storeys with 291 sq.m flexible commercial floorspace;  Block B: 25 storeys and 12 storeys with 310 sq.m flexible commercial floorspace; and  Block C: 14 storeys with 748 sq.m flexible commercial floorspace. The scheme has been designed as a high quality Private Rented Sector (Build To Rent) product with associated amenity spaces. There would be commercial uses on the ground and mezzanine levels, car parking at ground and an activated public realm for use by both tenants and the local area. The main entrance to Blocks A and B would be located in a prominent position within the site’s public realm. The main entrance would have a double height space with direct access to both cores. The entrance lobby would have concierge and back of house facilities. The residential units would comprise studios, 1-bed, 2-bed and 3-bed apartments.

Proposed Land Uses

The application comprises 380 residential units and up to 1,403 sq.m of commercial floorspace.

Vehicle parking is proposed at a ratio of 0.04 spaces per residential unit equating to approximately 16 parking spaces. Within this it is proposed that there will be 2 disabled parking spaces and 20% (3 spaces) would be fitted with electric charging points and another 20% passive spaces. The table below sets out the proposed parking:

Land use No. of spaces Disabled spaces Active and passive Electric vehicle spaces (20:20%) Residential 16 2 3:3 (6) Commercial 0 0 -

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Cycle parking is proposed for 552 cycles provided in a range of secure long stay and short stay spaces as set out in the table below:

Land use Short stay Long stay Total provision Residential 10 504 514 Commercial 31 7 38 Total - - 552 requirement

At ground level the development would comprise a series of commercial, retail, community and residential spaces fronting onto the street or the proposed public/residential squares. The exact location of the different use classes within the development and the exact nature of the spaces would be established at a more detailed stage.

The upper floors of the proposed blocks would comprise residential uses with a range of different sized units across the development, the table below sets out the proposed number and mix of different sized units.

Unit size % No. of units Proposed Floor space Floor space standards Studio 17.4% 66 37-44 sqm 37 sqm 1 bed 50% 190 50-58 sqm 50 sqm 2 beds 27.4% 104 64-80 sqm 61-70 sqm 3 beds 5.2% 20 102 sqm 74-95 sqm Total number of 100% 380 units

Amenity

Public and communal amenity spaces would be provided as part of the scheme, including external and amenity space in Blocks A & B. Internal amenity space would be comprised of lounge, fitness centre, quiet space and a study, whilst external amenity space would be formed of open landscaped terraces and small allotments for residents to use.

159 sq.m of external play space would be provided on the roof of the podium level, whilst the public realm would also include informal play areas (874 sqm on terraces for 5-12 year olds; 150 sqm as part of public realm for children up to 12 years of age as well as 533 sqm within car free pedestrian space; and 437 sqm of area of access around the buildings A and B). The majority of units would be provided with private external amenity space in the form of balconies, apart from the upper levels of Block B where additional internal amenity space would be provided. Occupants of these units would be able to utilise the communal areas. Finally, a high quality public realm would be provided with extensive landscaping and seating, and with active frontages and outdoor seating for the commercial units.

Relevant Planning History for subject site and wider sites:

Reference no Date Details Status 180239OPDCPA 16 March Perfume Factory North, 140 Wales Prior approval 2018 Farm required and Road, Acton, London, W3 given

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Prior notification for the demolition of the existing building prior to redevelopment under Part 11 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (as amended)

177810OPDFUL 18 2 Portal Way, Acton, London W3 Resolution to February 6RT grant 2018 (LBE permission Planning Demolition of all existing buildings subject to Committee) and the redevelopment of the site to referral to the provide two buildings of 25 and 35 Mayor and storeys comprising 380 residential S.106 flats (mix of studio, 1-bed, 2-bed, Agreement and 3-bed flats), 11 ground floor commercial kitchens, and 2,208sqm NIA of flexible office space, together with associated public and private amenity and play space, two roof gardens, public realm improvements, landscaping works, car and cycle parking, and refuse and service areas (Full Planning Application accompanied by an Environmental Impact Assessment)

173139OPDFUL 18 Perfume Factory North, 140 Wales Planning February Farm permission 2018 (LBE Road, Acton, London, W3 refused on 1st Planning March 2018. Committee Demolition of existing buildings and redevelopment of site to provide 3 Appeal lodged No. residential buildings between 12 in April 2018 and 25 storeys in height to provide against 390 residential units (mix of studio, decision. To be 1 bed, 2 bed and 3 bed flats) and dealt with by 1,403 sq.m of flexible written A1/A2/A3/A4/A5/B1/D1/D2 floor representations. space; the provision of public open space, roof top amenity space, landscaping, car and cycle parking, and refuse storage.

172682OPDFUL 16 August Perfume Factory South, 140 Wales Planning 2017 (LBE Farm permission Planning Road, Acton, London, W3 granted subject Committee) to S.106 in Demolition of all existing buildings December and the redevelopment of the site to 2017. Being provide five buildings of 5, 7, 10, 11 Implemented. and 31 storeys comprising 736 student bed spaces (603 rooms), 85 residential flats, 6,214 sqm (GIA) of

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Office (B1) floor space with associated access from Wales Farm Road, amenity space, cycle parking, four disabled car parking spaces, servicing, public realm improvements and landscaping (Full Planning Application accompanied by an Environmental Impact Assessment)

165514OPDFUL 17 May The Portal, Land At Wales Farm Resolution to 2017 Road & grant (LBE Portal Way, London W3 permission planning subject to Committee) Redevelopment of the site to referral to the provide a single storey basement Mayor and with a part 10, part 36 storey S.106 building comprising 355 residential Agreement units and ancillary facilities (Use Class C3) with a mix of studio, 1 bed, 2 bed and 3 bed flats and 549 sqm (GIA) of flexible use class A1 and/or A2 and/or A3 and/or A4 and/or B1 and/or D1 and/or D2 floorspace and a landscaped public realm, together with associated public and private amenity space, cycle parking, car parking, servicing, landscaping and other associated works (Full Planning Application accompanied by an Environmental Impact Assessment)

161144FUL 20 July 6 Portal Way, Acton, London, W3 Approved 2016 subject to (LBE Demolition of all existing buildings S.106 planning and agreement committee) the redevelopment of the site to provide a double storey basement with four buildings of 2, 9, 11, 32 and 42 storeys comprising 578 residential flats (Use class C3)(mix of 1 bed, 2 bed and 3 bed flats) and 3,179 sqm (GIA) of flexible use class A1 and/or A2 and/or A3 and/or A4 and/or B1 and/or D1 and/or D2 floorspace, landscaped east-to-west public route between Victoria Road and Portal Way, together with associated amenity and play space, roof gardens, cycle parking, car parking, servicing, public realm improvements, landscaping and infrastructure works. (Full Planning Application

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accompanied by an Environmental Impact Assessment PP/2015/4551 3 Feb 2016 Perfume Factory, 140 Wales Farm Resolution to (LBE Road, Acton, London, W3 grant planning permission committee) Outline planning application subject to (matters of access only to be Stage 2 referral determined at this to the stage with all other matters Mayor and reserved) for the demolition of all S.106 buildings and the retention of the Agreement. existing north west facade on the

northern building; construction of 5 No. residential buildings between 3 Application and 33 storeys (plus plant) to withdrawn. provide up to 534 units (mix of studio, 1 bed, 2 bed, 3 bed flats and 4 bed houses); construction of 2 No. commercial/live work buildings between 3 and 6 storeys (plus plant); to provide up to (Gross External Floor Area) 6,147 sqm Class B1/live work; and 2,175 sqm Class B1; and 1,381 sqm Class A1/Class A3; and 548 sqm Class A1/Class A3/residential; and 564 sqm Class D1 nursery; together with amenity, landscaping, car and cycle parking, access, plant and servicing.

PP/2015/0095 5 August Carphone Warehouse, 1 Portal Approved 2015 (LBE Way, Acton, London W3 subject to S.106 planning agreement committee) A phased outline planning application (all matters reserved) 21 accompanied by an Environmental December Impact Assessment for the 2015 demolition of all existing buildings (Mayor of and structures and the London redevelopment of the site through confirms construction of 8 blocks ranging in that he is height from 6 to 32 storeys to content to incorporate up to 764 residential let LBE flats (Use Class C3) and up to 5,134 make sq. m (GEA) of flexible commercial decision uses comprising up to 1898 sqm of and thus A1, A2, A3, A4, A5 Use Classes, up supports to 1,713 sq. m of D1, D2 Use LBE Classes and 1,523 sq. m of A1-A5, resolution) B1a, D1, D2, C3 Use Classes, the provision of public and private open space, hard and soft landscaping, basement car parking, cycle parking and plant and servicing.

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P/2014/6484 December Perfume Factory Environmental 2014 Assessment Request for formal scoping opinion Scope under Regulation 10 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 for mixed use redevelopment comprising 550 residential units and up to 7,300 sqm commercial floorspace formed by 3 x 6 storey buildings, 2 x 38 storey buildings 1 x 14 storey building and 1 x 3 storey building with associated car parking and public realm space P/2014/5656 November Perfume Factory Environmental 2014 Statement Request for Screening Opinion Required under Regulation 5(2) of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 for mixed-use redevelopment comprising of 550 residential units and up to 7,300 sqm of commercial floorspace formed by 3 x 6 storey blocks, 2 x 36 storey blocks and 1 x 14 storey block , 1 x 3 storey block of mews houses with associated car parking and public realm space P/2011/4250 October Land at junction of Chase Road and 2011 Victoria Road, Acton, London W3 Approved 6AD subject to S.106 agreement Development of site to provide a March 2013 part 4, part 10, part 12, part 14, part 18 storey building plus basement comprising 673 sqm of commercial floor space for flexible use for shops (Use Class A1), Financial and Professional Services (Use Class A2), restaurants and Cafes (Use Class A3), Hot food take away (Use Class A5), Business (Use Class B1) or non-residential institution (Use Class D1) and 151 residnetial units above (83 x 1-bedroom, 65 x 2- bedroom and 3 x 3-bedroom flats); together with alterations to the existing access and provision of 30 car parking spaces (15 to a disabled stnadrtad) and 169 cycle storage spaces at basement level (Outline

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planning application – Access, Layout and Scale being sought and Appearance and Landscaping matters to be reserved). P/2005/1647 Application Retention of the original Perfume Application submitted Factory building converted to B1/B2 withdrawn in in 2005 (following demolition of 3,995 sqm 2009 B1/B2 space) and mixed use redevelopment to provide two blocks: Northern Block -14 storeys (including part 3, 4, 5, 6, 10, 11, 12, 13 and 14 storeys) comprising 228 residential units (including affordable housing),1,834 sqm employment/industrial space (B1/B2), 685 sqm retail ('A' class) use, community use (65 sqm); Southern Block - 3 storeys (with ground floor/undercroft parking) comprising of 1,958 sqm employment/industrial place (B1/B2); public open space, alterations of existing vehicle accesses (to serve existing retained Perfume Factory building and new development), car and cycle parking, refuse storage and roof top gardens and landscaping:

Consultation:

Neighbour Notification:

Application submitted to Old Oak and Park Royal Development Corporation (OPDC) as the local planning authority and subsequently delegated to the London Borough of Ealing for determination on OPDC’s behalf. The application has been advertised as a major planning application; affecting an area of wider interest and as one that has been accompanied by an Environmental Statement. Site notices displayed on Wales Farm Road, Victoria Road and Portal Way on 23 March 2018 (expired on 13 April 2018). Press notice published on 23 March 2018 (expired on 13 April 2018).

Ten written representations received.

External

Letters sent to East Acton Ward Councillors, Ealing Chamber of Commerce, Ealing BID Company Ltd, Acton Alliance, Acton History Group, Acton Community Forum, Transport for London – Borough Planning, National Grid Plant Protection, HS2 Ltd, West Acton Residents Association, Island Triangle Residents Association, Wesley Estate Residents Association, Midland Terrace/Shaftesbury Gardens Residents, Wells House Road Residents Association, Grand Union Alliance, Thames Water Utlities Ltd, London Borough of Brent, London Borough of Hammersmith & Fulham, Ealing Central and Acton MP Rupa Haq MP, Greater London Authority, Historic England (Archaeology), Historic England, NHS Property Services, London Fire & Emergency Planning Authority, Sport England and Metropolitan Police Design Out Crime.

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Written Representation Case Officers Response

Local Residents (9 No. written representations received) All matters of use, regeneration, design, The main areas of objection are: close to density, amenity, impact on adjoining properties; conflict with local plan; neighbouring residents, mitigation, development too high; inadequate public planning obligations, public transport, transport provisions; increase in traffic; car parking and public realm as raised increase of pollution; over development; are dealt with, in the main report. violates London Plan density matrix; will put additional strain on existing community HS2 works are temporary. facilities (schools and health facilities); The scheme incorporates a range of development will put additional strain on an commercial units and inclusive public already overcrowded North Acton station; realm areas which would be for the use general dislike of proposal; loss of light; loss of of the wider community. The current site privacy; more open space needed on has a very low and poor quantum and development; out of keeping with character of quality of ecology. The proposal will area; insufficient mixed use; littering; there is provide new soft planted areas including insufficient green space that can be used for roof terraces to help improve local community use; inadequate car parking due to ecology once the scheme has been parking restrictions; no child friendly established. The scheme meets local environment; excessive traffic which HS2 will adopted drainage standards and be make worse; new residents to the scheme further controlled by the inclusion of should be allowed to buy them rather than to relevant conditions. rent them; an equality impact assessment has not been submitted to assess the current and surrounding environment; affect local ecology; increased danger of flooding.

Ealing Civic Society

- Development too high The site is identified as being suitable for - General dislike of proposal tall buildings and is within an area where - More open space needed on development there is a cluster of tall buildings. The - Out of keeping with character of area architecture is of high quality. - Over development The public consultation for the current We refer to our response in July 2017 to the scheme made it clear that the locally previous very similar application listed building would be demolished. 173139OPDFUL as follows: The objector is recalling the previous "We regret the planned demolition of the scheme that was formally determined by remaining locally listed Elizabeth Arden the Council in February 2016 for the Perfume Factory buildings which were enlarged Perfume Factory site. designed by Wallis, Gilbert & Partners in 1939. While we acknowledge that the original building has been severely compromised by the loss of the central tower and replacement of the original windows, we believe that the development would benefit greatly from the retention of the original buildings. We object that the proposal would result in a

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Planning Committee 23/05/2018 Schedule Item No. 03 development that would be far too dense. In addition, despite a precedent having already been established elsewhere in the vicinity for higher buildings than proposed here, we maintain that the planned development would be far too high. This would have a very negative impact on the housing further south on the Wales Farm Road and just south of the Western Avenue. " The minor changes to reconfigure a small number of flats in this current application do not address these fundamental objections.

London Borough of Hammersmith & Fulham Noted Raises no objection to the proposed development.

NATS

NATS has assessed the resubmission and has identified the potential for an impact upon its The suggested planning conditions will infrastructure, namely its H10 radar located at be included within any planning Heathrow Airport. NATS has managed the permission. impact of an adjacent building through a modification to the radar system, however it has been unable to ascertain where this current application is located in respect of the elevation of neighbouring schemes, and in relation to previous planning applications. The current application may benefit from the shielding provided by other construction, however as NATS has been unable to verify this, it wishes to object to the application unless the following planning conditions are imposed. Should the applicant be able to demonstrate that the scheme is shielded by similar buildings, obstructing the line of sight to the H10 radar, NATS will be in a position to withdraw its objection. Aviation Conditions:

1. No construction shall commence on site, unless there has been submitted to and approved in writing by the Local Planning Authority and by the Radar Operator - NATS (En-route) plc, either:

- detailed plans for the proposed buildings in that individual phase, demonstrating that there would be no detrimental impact upon the operation of the Heathrow H10 SSR Radar; OR,

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- details of a ‘Radar Mitigation Scheme’ (including a timetable for its implementation during construction) to mitigate any detrimental impact upon the Heathrow H10 SSR Radar.

Reason: In the interests of Air Traffic Safety and of the operations of NATS En-route PLC.

2. Where a ‘Radar Mitigation Scheme’ has been required, no construction above 10m above ground level shall take place on site, unless the ‘Radar Mitigation Scheme’ has been implemented. Development shall not take place other than in complete accordance with such a scheme as so approved unless the planning authority and NATS (En-route) plc have given written consent for a variation.

Reason: In the interests of Air Traffic Safety and of the operations of NATS En-route PLC.

3. No construction work shall commence on site until the Developer has agreed a “Crane Operation Plan” which has been submitted to and has been approved in writing by the Local Planning Authority in consultation with the “Radar Operator”. Construction at the site shall only thereafter be operated in accordance with the approved “Crane Operation Plan”.

Reason: In the interests of Air Traffic Safety and of the operations of NATS En-route PLC.

Heathrow Noted. Relevant planning conditions as The application has been examined from an regards radar mitigation and a aerodrome safeguarding perspective and to construction management strategy have ensure that it does not confict with such criteria been agreed with the applicant and will would request that planning conditions be be included within any planning imposed to cover radar mitigation and a permission. There are no wind turbines construction mnanagement strategy and wind included within the scheme and turbine. therefore that matter will not be included.

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Sport England The applicant has made an offer of Since the Council do not appear to have £425,000 towards public open space adopted their CIL the application does not and this is considered by officers to be appear to address the sporting demand acceptable and therefore meet the generated by the increase in the population objection raised by Sport England. proposed thereby the pressure/demand on existing sporting facilities would be increased. Sport England, therefore, considers that the proposal would be detrimental to existing sport facilities and object to the proposal on this basis. This objection can be overcome by either providing new off-site facilities or contributions to enhance/provide adjacent facilities.

Transport for London: Noted and the support is welcomed. Supports the principle of the development Suitable planning conditions to be added proposals on transport grounds and confirm to the planning decision notice and the that the scheme complies with the relevant heads of terms have been agreed with London Plan transport policies. TfL the applicant. recommends that a full safety audit be carried out for the new vehicluar access which would be formed from a new junction on Wales Farm Road, shared with the adjoining approved development by Imperial College. A S.278 agreement would be required and would need to be secured through the S.106 agreement. Planning conditions would also need to be imposed to secure appropriate provision for pedestrians, cyclists and vehicles, both in and around the site.

The shared space between the subject site and Inperial College site needs more work to ensure that access for all users is legible and safe, and that there is clear demarcation of vehicle routes through surfacing, marking or level changes. Information should also be provided on how timely provision of access will be secured, if the development of the southern site is delayed. Full details of all access routes including provision for pedestrians, cyclists and vehicles will need to be submitted for approval to ensure that it is more closely integrated with the rest of the public realm. The shared space would need to be carefully designed and managed.

Car parking: The intention to limit car parking to only 16 spaces would help to minimise traffic impacts and there is scope for it to be entirely car free. TfL recommend that 11 spaces be

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Planning Committee 23/05/2018 Schedule Item No. 03 provided and allocated purely for blue badge users. Pick up and drop off facilities should also be provided for use by disabled residents and visitors who do not have access to a parking space. A parking management plan would need to be secured by planning condition. Residents, employees and visitors, unless blue badge holders should not be eligible for pareking permits becuasr the site lies within a Controlled Parking Zone. Occupiers of the office space should be restricted from entering into contract parking arrangements for nearby sites to minimise traffic impacts.

Cycle parking: Cycle parking is proposed to meet the minimum London Plan standards for long and short stay provision. Given the limited car parking and likely demand from occupiers, it is urged that the amount of cycle parking is increased beyond the minimum standards. In particular, it is recommended that 2 cycle parking spaces are provided for all 1 bedroom dwellings. Cycle parking provision would need to be improved to meet current design standards and a suitable condition is required to be imposed.

Trip generation methodology and highways impacts are considered to be acceptable.

Public transport impacts require a financial contribution of £423,120 as calculated on the basis of 380 residential units and 336 sq.m of office space. The contribution would be used at North Acton station to mitigate the scheme’s impact given the limited amount of car parking.

Cycling and Walking: TfL is currently developing proposals for segregated cycleway and footway improvements along the A40 corridor from the Wood Lane junction as far west as Gypsy Corner. This would form part of a longer Cycle Superhighway into Central London. Given the expected importance of cycling as a mode, a s106 contribution should be secured, the amount to be agreed prior to determination

Travel Plans; Deliveries and Servicing, Construction Logistics Plan.

A framework Travel Plan has been submitted with the application and has passed the ATTrBuTE assessment. The finalised Travel

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Plan will need to be secured, monitored and enforced through the Section 106 agreement.

All deliveries and servicing will take place from the access road within the site. There appear to be some minor errors in calculating the daily number of office and residential servicing trips in tables 5.11 and 5.12 but this would not materially alter the overall conclusions. The Delivery and Servicing Plan (DSP) will need to be secured by condition.

A Construction Logistics Plan (CLP) which expands on the draft CLP should also be secured The finalised CLP will need to take account of the construction timescales for other major infrastructure and development projects in the area including the Old Oak Common HS2, National Rail and Crossrail station, which could result in road closures and affect routeing for construction vehicles.

TfL Surface Road Space Management will want to be closely involved in the development and implementation of the CLP because of the implications for the A40 and its junctions. Restrictions on vehicle arrivals and departures during the morning and evening peaks may need to be extended beyond the suggested peak hour to enable any impacts to be managed.

In Summary the scheme is supported by TfL subject to the imposition of planning conditions, increase in the number of blue badge parking, a new link ultimately to Old Oak Common station should also be secured and to ensure compliance with London Plan transport policies, a contribution of £423,120 should be made towards the first phase of North Acton station improvement and an agreed sum towards the Cycle Superhighway.

Greater London Authority:

The principle of residential led mixed use redevelopment to provide flexible commercial The in principle support is welcomed and space and build to rent (BTR) housing in this the applicant has agreed to the 2 stage highly accessible location in Old Oak and park affordable housing review mechanism Royal Opportunity Area is strongly supported. including clawback. It should be noted On-ste discount market rented (DMR) units, that the discounted market rented 35% by habitable room, 30% of which at properties are offered on a perpetuity London Living Rent levels and the remainder basis and the BTR on a 15 year DMR at 75% and 80% of market rent. The covenant. applicant’s viability assessment will be robustly reviewed by GLA officers and the proposed

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Planning Committee 23/05/2018 Schedule Item No. 03 discounts require further discussion. All BTR The applicant has responded direct to and DMR homes must be held in a 15-year the GLA regarding the outstanding covenant, with an appropriate clawback matter of a more active ground floor mechanism which must be secured within any frontage on the eastern elevation in Section 106 agreement, in line with London relation to the redvelopment of the Plan Policy 3.12, draft London Plan Policies H6 SEGRO site and has suggested that a and H13 and the Mayor’s Affordable housing & clause be included within the S.106 Viability SPG agreement to deal with the matter. The matters highlighted by the GLA which Urban Design: The approach to layout, height include the energy strategy, blue badge and massing is broadly supported, but active parking, cycle parking, delivery and ground floor frontage on the eastern elevation servicing plan, construction logistics should be increased to ensure that the scheme plan, travel plan and a car parking responds to the future context on the adjacent management plan, including a permit Victoria Industrial Estate (SEGRO) site, in line free agreement are proposed to be with London Plan Policies 3.5, 7.1 and 7.5 and secured by planning condition or a draft London Plan Policy D1. clause within the S.106 agreement. The financial contribution as requested by Climate Change: in order to comply with TfL will be secured in the heads of terms London Plan Policy 5.2 and draft London Plan in the proposed Section 106 agreement. Policy S12, the applicant must provide further details of the photovoltaic panels, including calculated energy saving and carbon reduction to explore future connection to a district heating network and a carbon off-setting contribution must be secured through the S.106 agreement.

Transport: to ensure that the scheme accords with London Plan Policies 6.2, 6.3, 6.5, 6.9, 6.10 and 6.13 as well as draft London Plan Policies T3, T5, T6, T7 and T9 the applicant should make a contribution of £423,120 towards North Acton station improvements, Crossrail and towards cycle infrastructure. Blue badge parking and cycle parking should be increased. A delivery and servicing plan, construction logistics plan, travel plan and a car parking management plan, including a permit free agreement should be secured by condition or S.106 agreement.

Internal Consultees:

Transport Transport raise no objections to the proposal subject to the Section106 contribution Services of £403,000 towards highway and public realm improvements (excluding any S106 requests for TfL). The following conditions are recommended: a) Cycle parking b) Electric vehicle charging points c) Parking management plan d) Delivery and servicing plan e) Travel plan via a S106 f) CPZ permit restriction g) Car club scheme

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Environmental No objections to the proposal subject to the imposition of a relevant planning Services condition to cover a waste management strategy. (Refuse Team)

Regulatory No objections to the proposal subject to the imposition of a number of planning Services conditions and informatives to any planning permission to cover noise, odours, (Pollution emissions, hours of operation, air quality, construction and demolition, Technical contaminated land, external lighting, bonfires, the removal of asbestos. Team)

Tree Officer No objections to the proposal and requests that due to the high density nature of the scheme and the general lack of green infrastructure in the area that a suitable planning condition should be imposed and that a financial contribution be requested towards tree planting on the North Acton gyratory system.

Education No objections to the proposal subject to the imposition of a suitable clause within Department the Section 106 agreement to ensure mitigation by way of a financial contribution (£506,254. 38).

Health No objections to the proposal subject to the imposition of a suitable clause within the section 106 agreement to ensure mitigation by way of a financial contribution.

Regeneration No objections to the proposal subject to the imposition of a suitable clause within the section 106 agreement to ensure mitigation by way of a financial contribution to cover training and apprenticeships (18 No.).

Housing Supply Supports the proposal at the 35% by habitable room discounted market rent Team affordable housing offer because it is in perpetuity and that it would be a blended rate of 75% that there would be a review mechanism at 80% occupancy to see whether the scheme can afford in excess of 40%, capped at 50%. 30% of the DMR accommodation would be at London Living rent levels (maximum household income of £60,000). The actual mix of discounted market rented units is to be negotiated and agreed under a relevant clause within the proposed Section 106 agreement.

Reasoned Justification:

Key Issues The main issues for consideration are:  Environmental Statement  Principle of development including its uses  Design including urban design, density, location of tall buildings, residential amenity and standards, heritage assets, energy, environmental protection, sustainability,  Affordable housing/viability  Transport  Community Infrastructure Levy and Section 106

Environmental Statement

The application was accompanied by an environmental statement to assess the environmental impacts that may be caused by the proposed redevelopment. The submitted environmental statement dealt with the following issues: air quality, archaeology and cultural heritage, daylight and sunlight, ecology and arboricultural, flood risk and drainage, ground conditions and contamination, noise and vibration, socio-economics, townscape and

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visual impact assessment, transport assessment and draft travel plan and wind assessment. The ES assessed any potential significant effects of the development that may arise cumulatively, when combined with, other major developments with planning permission or under construction in the local area. Several cumulative schemes were identified and considered by the ES. The methodology and the scope used to write the ES has been agreed with officers and complies with best practice. The ES has been considered and its conclusions accepted as reasonable and the environmental effects and impacts properly assessed and that the impacts are generally of a negligible or minor adverse nature or bring forward positive benefits to the site and its wider surroundings and would be further mitigated by the imposition of suitable planning conditions and the Section 106 agreement.

Principle of development including its Uses

The application proposal would be for a residential led mixed use redevelopment of an existing under-utilised employment site within the Park Royal Opportunity Area. The site is designated as strategic industrial land which is part of the Southern Gateway to Park Royal. The site is identified for regeneration (Policy OIS1 within the Ealing Development Sites DPD) to allow for mixed use development including residential and employment accommodation with ancillary retail and community uses and provision of new public spaces. The principle of a residential led mixed use has already been established by the Council’s decision to approve the redevelopment of the site in February 2016 subject to Stage 2 referral to the Mayor and the planning permission subject to S.106 agreement for the Imperial College scheme in December 2017 for the southern part of the site. The application proposal would re-provide a small quantum of the existing commercial floor space; being located on the ground floor of the new buildings would accord with the emerging OPDC development plan policy. In addition, the scheme would provide a significant quantum of new and much needed high quality residential accommodation as private rented units with discounted market rented units in order to offer a significant minimum level of affordable intermediate housing provision and with flexible use ancillary retail floor space (A1 to A5), B1 and community (D1 and D2 leisure) uses to comply with Policy OIS1 of the Ealing Development Sites DPD; Policy 2.13 of the London Plan and the Old Oak and Park Royal Opportuntiy Area.

Design

The proposed development would redevelop the site with a series of new buildings which would strengthen the definition of Wales Farm Road/A4000 and help to animate it, and would introduce new areas of public realm. The greater visibility of the proposed development compared to the existing buildings, given the site’s location close to a major entry point to the Park Royal area, would aid legibility within the wider area. The redevelopment of this key underutilised brownfield site represents an opportunity to significantly enhance the site and together with other emerging development in the locality will positively contribute to the creation of a desirable destination for students, residents and employees. The proposed scheme has developed from the architects’ understanding of the site constraints and opportunities, the objectives of the adjoining Imperial College and the Council’s policy objectives.

Key aspects of the design include: occupying the edge of the site with blocks of residential accommodation and to create a new public realm for the local area, partly sheltered from the busy main road network. The scheme has sought to establish a vertical hierarchy across the residential blocks, providing each block with its own height and identity, wth the taller elements being strategically positioned to the north and east of the site to take advantage of views across London and to allow daylight into the public realm. The massing has been designed to respond positively to a variety of challenges: wider townscape perspective thereby allowing a a landmark quality for the main tower (Block B); ground level to improve

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the site’s permeability, to create links to the surrounding area and adjacent developments primarily Imperial College and potentially to the Segrove site in the Victoria Industrial Estate. The ground floor public realm would be a new public square around which 3 masses would be organised. It would be freely accessible and act as a key link between the entrance to the subject PRS units, Imperial College and potentially when other developments are constructed to the east within the Victoria Industrial estate. The public realm would be positioned strategically so that it would be clearly visible from Victoria Road and would be activated by shop frontages, residential entrances, hard and soft landscaped areas and play space. Frontages along Wales Farm Road would be setback to create further opportunities to activate the area and respect the safeguarded HS2 area.

The residential units would comprise a variety of sizes including studio, 1-bed, 2-bed and 3- bed apartments. The proposed floor spaces for all of the 380 units would comply with adopted size standards. The scheme has been redesigned to meet the concerns of the Council’s planning committee thereby ensuring that the adopted floor space standards have now been met. The previous scheme which was refused on the ground that 20 of the PRS studio units would be some 20% below the adopted floor space size standard has been redesigned to omit the 20 studios and have them replaced by 10 x 2 bed 3 person dwellings which all meet the adopted floor space standards for such dwellings. There would be 10% wheelchair accessible units provision within the 1, 2 and 3 bedroom units and for both the discounted market and open market rented dwellings to comply with development plan policy.

The scheme proposes communal amenity areas positioned throughout the scheme: • Ground floor public realm and entrance lobby • Level 1 child' play space • Level 11 external terrace • Level 15 external terrace (allotments) • Level 23 internal amenity spaces (e.g. lounge, bar, kitchen, dining, library) and external terraces.

The amenity provision would be a combination of external and internal spaces (child play space is purely external) in order to meet adopted space standards. The provision is flexible and innovative within this high density residential led mixed use development and would be policy compliant.

The elevation strategy of the scheme focuses on defining a top, middle and base to both the scheme as a whole and to each individual block. Height variation across the blocks would accentuate the landmark building (Block B) and help to ensure that the overall scheme would be in harmony with the existing and emerging cluster of tall buildings in North Acton. The base of the buildings would be defined by a consistent plinth level, separating the retail accommodation and entrance spaces from the dwelllings. This would be achieved by a metal projecting canopy which would seek to create an intimate public realm. The western elevation would be defined by a large amount of glazing and active frontages, seeking to draw people into the central landscaped square. The mid sections would express the verticality of the scheme; grouping the fenestration into bays of 2 storeys. This grouping and framing seeks to reduce the scale of the building to create clear visual breaks in its massing. The colour variations would give each block an identity within the cumulative masterplan for the site. The contrast in colour between the envelope and the fenestration detail would increase the architectural interest of each façade.

The splayed metal panels of Block B have been designed to enhance the apartment views across London and increase daylight into the apartments. The splayed panel would be treated to add texture and variation to the façade. Block B would establish itself as the landmark through its massing, colour pallette and facade articulation. Its emphasis would be enhanced further by the top treatment emphasising the double height amenity space. The roof levels for blocks A & B would be animated by a variety of internal and external

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amenity areas. The tower element and shorter element of Block B would form one continuous building functionally. The elevation has however, been treated to break up the massing by expressing each block as a separate architectural element. This would be created mainly by a set back area between the two buildings, but also by the contrast in colour and height. These differences would give focus to the landmark building when viewed from Central London. Framing has been used to draw the eye up the tower with a stepped articulation to the top of the block. This stepping down is continued with the large south facing terrace at Floor 11. The base of the east elevation has been considered with regard to the possible development of the adjacent site. A mix of louvres and glass panels would be provided to improve the architectural appearance of this back of house façade. The two tallest elements to the scheme would be located to the north of the site, with the two smaller elements to the south. The similiar colour scheme across the southern elevation would pronounces Blocks A and B from the rear. Shadow analysis was undertaken throughout the design process to show the impact of these blocks. The design response would allow as much daylight as possible into the central public space. This edge fronts the shared access street which would allow vehicular access to the site. It has been treated as an active frontage in order to form a cohesive development with the adjacent site, rather than a closed elevation. There would be a large amount of glazing to the retail areas and the landscaping would be key to the public realm vision: particular attention has been given to the choice of paving to make the edge attractive and well used. The main residents’ entrance, in between Blocks A and B, has been framed to draw pedestrians through the space. The proposed palette of external materials (ceramic tiles, textured metal infill panels, projecting window surrounds, windows with propjecting mullions, metal railings to balconies, glazed screens, metal panels, metal canopy, metal grill, double height retail glazing, structural columns recessed behind glazing, anodized panels, splayed double anodized panels, back painted glass, anodized metal fins, projecting anodized metal canopy) would further enhance the high quality design of the scheme to ensure that it is policy compliant as required for high density residential led mixed use development with tall builidings.

The density of the scheme would be 838 habitable rooms (1,783 habitable rooms per hectare) and be in excess of the London Plan density matrix of 1,100 hrh for such sites. It should be noted that the previous officer committee report included an inaccurate density figure of 1,690 habitable rooms with a resultant density of 3,449 habitable rooms per hectare. The density of the refused scheme was in fact 828 Habitable rooms 1,762 habitable rooms per hectare. Density is not to be used mechanistically but rather as a guide to assist high quality design. The emerging London Plan is proposing to omit the density matrix. The scheme makes best use of the site’s constraints whilst responding to the high quality aspirations of the development plan that encourages high density mixed use redevelopment proposals to meet the strategic regeneration and spatial objectives for this key Southern Gateway site. The proposed tall buildings would be positioned distant from the neighbouring low density, 2 storey residential properties in Conway Gardens (south of the site) and not have an adverse impact on their amenities. The approved Imperial College scheme would be the immediate neighbour to the subject application proposal and the existing residents at Conway Gardens and does include a taller building (31 storeys) than those proposed. The proposed tall buildings would offer variation of shape and height and massing to the emerging cluster of tall buildings at the Southern Gateway. The tall buildings would be located at a significant distance from the statutorily listed heritage assets of Wormwood Scrubs prison and the registered landscape at Kensal Green Cemetery. The emerging cluster of tall buildings at the Southern Gateway take into account these heritage assets. The evolution of a higher design quality for new development proposals including the subject application demonstrates such understanding and is thereby policy compliant.

The design of the residential accommodation would be further enhanced by the imposition of relevant planning conditions and informatives to improve its environmental performance

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and further mitigate against environmental pollution for future residential occupiers of the development.

The overall design of this high density scheme would be development plan policy compliant in terms of urban design (sense of place, density, new public realm, landscaped areas and active frontages) residential amenity external and internal amenity space standards; not have an adverse impact on existing and future residential neighbouring properties and offer acceptable residential amenity for future occupiers (daylight and sunlighting); respect the setting of heritage assets; optimise development potential. As such the development proposal is considered to be of high quality design and would be in accord with the relevant design policies as set out in the London Plan, the Ealing Development (or Core) Strategy DPD, the Ealing Development Sites DPD, the Ealing Development Management DPD and the NPPF.

Energy and Sustainability

An Environmental Sustainability Statement Rev 4 (15 June 2017) and TM59 Overheating Report Rev 01 (14 June 2017) and additional information (24 October 2017) prepared by Aecom have been submitted to demonstrate compliance with London Plan, OPDC and Ealing Local Plan energy and sustainability policies. The sustainability section of the report demonstrates that the development will meet high standards of sustainable design and construction as required by policy 1.2f of Ealing’s Core Strategy and London Plan policy 5.3. An Indicative BREEAM Pre-Assessment for the commercial spaces has been also provided demonstrating the measures that if incorporated will achieve a BREEAM standard Very Good or 55.9% (>55%) based on the most up to date guidance and as required by Ealing LV policy 5.2I.

With regards to the energy strategy proposed, the energy strategy has followed the principles of the Energy Hierarchy and it recommends efficient heating systems including onsite gas fired communal heating as an interim solution until connection to the site wide CHP network is operational to comply with the London Plan 5.2 policy. The combination of the energy efficiency measures together with temporary heat and hot water supply solution and connection to the area wide heat network proposed for OPDC North Acton Phase A predict an overall reduction in regulated CO2 emissions of 219.4 tonnes equating to 53% over the compliant BR Part L 2013 base case. The residential component of the proposed scheme triggers compliance with the zero carbon homes policy of the London Plan and the commercial element with the 35% CO2 emissions reduction as required by London Plan policy 5.2. The applicant is proposing to connect to the area wide heat network when this is delivered, otherwise an alternative low carbon solution will need to be identified. The applicant should also investigate the use of renewable technologies.

Any carbon shortfall the applicant will have to address it through a carbon offsetting contribution which will be secured in the legal agreement.

An improved design scenario has been proposed by the applicant to assist with minimising the risk of overheating in the majority of habitable spaces including internal blinds, green roofs, MVHR etc. These measures together with the energy efficiency measures result in the majority of habitable spaces complying with the relevant guidance. Mechanical ventilation will also be required in the communal corridors to achieve acceptable levels of internal temperatures. However, a bigger range of residential units as well as the non- residential units should be assessed for overheating and demonstrate that solar gains will not exceed the minimum requirements by Building Regulations Part L 2013.

Whilst the information submitted demonstrates that the development will be sustainable and energy efficient, there is a number of outstanding information that is proposed to be dealt through planning conditions and planning obligations. The proposed energy and

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sustainability elements of the scheme would be policy compliant and would be secured by way of relevant planning conditions and clauses within the proposed Section 106 agreement.

Affordable Housing/Viability

The application would provide 100% private rented accommodation of which a minimum of 35% (habitable rooms) (294 habitable rooms or 124 dwellings) would be discounted market rented units and would be offered and delivered as intermediate affordable housing. A minimum of 30% of the habitable rooms would be delivered at London Living rent with the remainder being a blended rate of 75% to fit a household income of £60,000 to meet the Mayor’s emerging affordable housing policy.

The affordable housing offer is provided as Discounted Market Rented units in perpetuity and would be: 35% habitable rooms with 30% of the DMR units at London Living rent levels (maximum household income of £60,000) all to be provided within Block C; the remainder of Block C at 75% of open market rent and remainder of affordable in Block A at 80% of open market rent.

The table below provides details of the unit type, number of units of the offered London Living rented units:

Unit Type Number of Units 1 bed 23 2 bed (3p) 14 Total 37 The Table below provides details of the unit type, number of units of the discounted market rented units:

Unit Type Number of % discount of Number of % discount of Units market rent Units market rent Block C Block A 1 bed 13 75% 42 80% 2 bed 10 75% 22 80% Total 23 75% 66 80%

The applicant’s viability appraisal has been independently and robustly assessed on behalf of the Council. The scheme would also be subject to a two stage review mechanism to ensure that the Council gets the best affordable housing offer based on viability and taking account of the potential growth expected at North Acton with the opening of cross rail at Acton mainline station and the rapid transformation of North Acton to a mixed use area with significant residential accommodation. This is to be underpinned by way of relevant clauses within the proposed Section 106 agreement.

Transport

Parking:

A total of 16 car parking bays including 2 disabled spaces would be provided on site. This would meet the minimum London Plan requirement (every development providing off-street parking should provide at least two bays designated for Blue Badge Holders). In addition, the applicant proposes to convert additional spaces to Blue Badge holders on demand. The criteria and process for designating a new Blue Badge bay would be managed via the

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travel plan. A parking management plan which sets out how the parking would be managed on site is requested by way of a planning condition.

The proposed parking provision is acceptable for the following reasons:  The site is adjacent to North Acton tube station.  It is served by 5 bus routes all of which fall within 5 minutes walking distance of the site.  The site has a PTAL score of 5 (good) and this is expected to rise to 6a (excellent) with the advent of Crossrail.  In addition, a site-wide travel plan is also proposed.

Electric vehicle charging points (EVCP) should be provided in accordance with London Plan standards. This equates to a minimum of 3 active and 3 passive EVCPs. To prevent potential parking displacement, the applicant would be required to enter into a S106 agreement to deny occupants of the development the right to purchase CPZ permits.

The provision of 511 long stay and 41 short stay cycle parking spaces would meet the latest London Plan cycle parking standards. A breakdown is provided below as follows:  Residential: 504 long stay and 10 short stay spaces  Commercial: 7 long stay spaces and 31 short stay spaces

With respect to cycle storage, the proposed cycle stores for Blocks A and C are acceptable. The internal cycle store for Block B however, is situated at the rear of the site which is some distance from Victoria Road. Furthermore, access to this store would be along the northern boundary of the site. The provision of internal stores is welcomed but it is recommended that each store is sub divided into clusters of around 30-50 bicycles with separate access controls. Additionally, residential cycle parking would be provided on the mezzanine floor which is not ideal. It is therefore required that a large lift (ie. 2.5m x 2.0m) capable of accommodating two bicycles be installed. Wide steps with a wheelie ramp on the side should be provided to the mezzanine floor.

Short stay cycle parking spaces and long stay commercial cycle parking would be located along the southern boundary of the site. It would be preferrable if the short stay spaces would be spread across the entire site and positioned near building entrances or integrated into the public realm to provide more direct and closer access to each of the blocks. All short-stay cycle parking spaces must be provided in a covered, secure and sheltered environment while long stay spaces should be provided in a covered, secure, lockable and enclosed compound. The type of stands proposed to be used would need to allow both wheels and the frame of the bicycle to be locked and no more than 50% of the cycle parking should require lifting. It is therefore recommended that details of cycle parking are requested by way of a condition.

To encourage green travel, the applicant is required to enter into a S106 agreement to secure a car club for the site and to provide a free car club membership to all eligible residents for a minimum period of 3 years.

Access, Internal Layout and Servicing:

The primary site access would remain on Victoria Road. It would a single wide access for all modes serving both the northern (Essential Living) and southern (Imperial College) parts of the Perfume Factory site. In addition, it is planned to allow left in- left out vehicle movements only in and out of the site except for emergency vehicles. The access road into the site is to be designed as a shared surface. The proposal for a level shared surface is supported but it is recommended that pedestrian routes must be delineated.

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Separate access points for pedestrians/cyclists are proposed between Blocks A and C and the northern end of the site. The applicant would be required to enter into a S278 agreement for works at the site access and any other measures on the public highway.

The detailed design of measures to enforce a sole left access/egress restriction is requested by way of a condition. Implementation of the works would be subject to a S.278 agreement. It is recommended that design must not prevent emergency vehicles from turning right into the site.

A layby and turning head for servicing is situated on the northern side of the access road which is roughly in the centre of the site. This is intended to accommodate a 10 metres long rigid vehicle, which would be the largest vehicle serving the site. It is considered that the location of the turning head is not ideal and would request the possibility of introducing a turning head at the eastern end of the access road is explored. The applicant has provided swept path drawings to demonstrate that a 10 metres long rigid vehicle can safely use the turning head. In the event that the proposed turning area is retained in its current position, Transport would request that delivery vehicles reverse into the loading area with the help of a banksman/Traffic Marshall.

The applicant has submitted an outline delivery and servicing plan (DSP) which is unacceptable in its current form because it neither proposes a concierge/holding area for deliveries nor outline steps to consolidate freight in order to reduce the number of vehicle movement. A full DSP is therefore requested by way of a condition.

A booking system is proposed to prevent multiple delivery vehicles arriving on site at the same time which is beneficial. The access road and service area will need to be managed to be controlled and managed properly to prevent obstructive parking and congestion.

A car park containing 16 spaces including two disabled bays is located at the south eastern corner of the site. The general layout of the car park and parking bays is acceptable but swept path drawings of cars/service vehicles entering and leaving the car park, and spaces located at either end of the row of parking bays are requested.

It is estimated that there would be 10 No. two-way servicing trips during the AM Peak, and 2 No. two-way servicing trips during the PM Peak. Most of these are expected to be cars and LGVs. The maximum number of in-bound servicing trips expected daily is 39. Assuming a 20 minutes dwell time and provision of two spaces for loading, it is considered that predicted level of servicing demand can be safely accommodated on site.

Trip Generation and Network Impact:

The proposed development is expected to generate nearly 222 and 181 person trips respectively during the AM (08.00 -09.00) and PM (17.00-18.00) periods. The change of use from mainly office to residential and the significant reduction in parking provision would result in less vehicle movements compared with the existing.

Notwithstanding the above, a significant number of person trips would be generated by the site and this would give rise to an increase in crossing demand, conflicts at crossing points, add to congestion on surrounding footways and increase road safety risks. A contribution has therefore been sought towards appropriate mitigation measures.

Public Transport:

There is evidence of overcrowding at North Acton and buses are running close to capacity during the morning and evening peak period. The development would generate a significant amount of public transport trips and thus add more pressure to the station

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capacity problem at North Acton underground station. The current bus demand at North Acton is high and the development would give rise to an increase in bus use. Given the existing bus capacity and the number of services and stops within the area, this is not expected to have any adverse impacts which justify mitigation. There are 5 bus routes within 500 metres of the site (260, 266, 440, 487 and 95).

North Acton tube is at capacity and the existing station and gate lines are unable to cope with passenger demand during peak hours. Further, North Acton station is set to attract a high proportion of all trips from the development given. The station needs step free access and capacity enhancement in response to projected development demand in the area. Transport for London (TfL) is expected to request a contribution towards improvements to North Acton underground station.

The 2 main rail stations within a mile radius of the site are Willesden Junction to the north and Acton Main Line to the south. In addition, Acton Main Line will be served by Crossrail from 2018, with up to 6 trains an hour.

Travel Plan:

The applicant has submitted a draft framework travel plan. The plan has been reviewed by Transport officers and it is not acceptable in its current form.

The following amendments have been suggested:  The framework travel plan does not contain details of the travel plan coordinator.  Absolute figures should be indicated alongside % targets  Budget allocation for each travel plan measure should be indicated against each item on the action plan where appropriate.

An updated plan is therefore requested by way of a condition and secured via the S.106 agreement.

Construction Logistics Plan:

The applicant has submitted a draft construction logistics plan (CLP). Transport officers have reviewed the plan and it needs further changes including: a) Details of emergency contact b) Measures to encourage construction staff to travel to work by public transport c) Need to engage a mechanical road sweeper capable of attending site within 3 hours d) Revised lorry route A revised CLP is therefore requested by way of a condition.

Planning Obligations:

A list of the recommended planning obligations is provided below: a) S106 agreement restricting residents/businesses of the development the right to purchase CPZ permits – To prevent parking displacement from the development. b) £400,000 towards public realm improvements on Victoria Road linking in with Station Square Project – To provide a safer and pleasant pedestrian environment to accommodate the additional demand on this stretch of road which is adjacent to the development. c) £3,000 towards travel plan monitoring – To fund the cost of administering the travel plan d) Car Club Scheme via S106 – One car club bay to be provided on site and free membership for all eligible occupants for a minimum period of 3 years. e) Travel plan secured via S106.

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Recommendation: Transport would raise no objection to the proposal subject to a Section 106 contribution of £403,000 towards highways and public realm improvements (excluding any S106 requests for TfL). The following conditions are recommended to be included within any planning permission: a) Cycle parking b) Electric vehicle charging points c) Parking management plan d) Delivery and servicing plan e) Travel plan via a S106 f) CPZ permit restriction g) Car club scheme

and a S.278 to implement off site highway works (site access, etc.).

Section 106 Planning Obligations

The proposed scheme would be mitigated by relevant financial and non-financial clauses within a proposed section 106 agreement to secure affordable housing in perpetuity; a review mechanism to see whether the scheme can afford to deliver additional affordable housing beyond a minimum of 35% (habitable rooms); transport, public realm and accessibility improvements; health; education; construction, employment and training contributions; and energy monitoring; travel plan; car club; car parking permit restriction; lifetimes homes standards; 10% wheelchair provision and payment of the Council’s legal and professional costs incurred in preparing the Section 106 agreement.

Community Infrastructure Levy

The Mayor’s Community Infrastructure Levy (CIL) was adopted on 01/04/2012 and introduced a charging system within Ealing of £35 per sqm of gross internal area (GIA) to be paid to the GLA. The application would be required to make a payment to cover Mayoral CIL; the amount of which depends upon the quantum of existing building floor space once the permission is issued. The discounted market rented dwellings could be eligible for social housing relief exemption being an intermediate affordable housing product which would reduce the above Mayoral CIL figure.

Conclusion

Overall the development proposes a high quality residential-led mixed use regeneration of this important sub-regional site whilst achieving strategic and local regeneration and spatial objectives. It would deliver a high quality and modern re-provision of commercial space with a significant quantum of new residential accommodation to a high standard with a good mix of unit sizes (studios up to 3 beds) that generally comply with adopted standards. The urban design of the scheme would create a high quality sense of place with a mixture of uses that accord with the development plan and respects the townscape and settings of recognised heritage assets. The accompanying environmental statement has been fully assessed and its supporting methodology, findings and conclusions are accepted. The objections from third parties have been reviewed and acknowledged in this report, however, these are insufficient to outweigh the recommendation for approval. It is therefore recommended that planning permission be Approved with Conditions subject to a Section 106 agreement and Stage 2 referral to the Mayor of London.

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Human Rights Act:

In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights.

You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report.

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