planning report D&P/3279a/01 25 March 2015 Land to the West of Edgwarebury Farm House in the planning application no. 15/00286/FUL

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

The proposal Creation of an 18-hole golf course with ancillary clubhouse, associated car parking and landscaping. The applicant The applicant is Bridgedown Ltd, the architect is JM Stera (clubhouse) and Dye Designs (golf course), and the agent is Enplan.

Strategic issues Issues with respect to climate change and transport should be addressed before the application is referred back to the Mayor at his decision making stage. Issues with respect to agricultural land, sports and recreation facilities, Green Belt, and biodiversity are also relevant to this application.

Recommendation That Barnet Council be advised that while the application is generally acceptable in strategic planning terms, the application does not yet comply with the London Plan, for the reasons set out in paragraph 59 of this report. However, the requested information could lead to the application becoming compliant with the London Plan. The application does not need to be referred back to the Mayor if the Council resolves to refuse permission, but it must be referred back if the Council resolves to grant permission.

Context

1 On 20 February 2015, the Mayor of London received documents from Barnet Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008, the Mayor has until 2 April 2015 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make.

2 The application is referable under Category 3D of the Schedule to the Order 2008:

page 1  ”Development (a) on land allocated as Green Belt or Metropolitan Open Land in the development plan, in proposals for such a plan, or in proposals for the alteration or replacement of such a plan; and (b) which would involve the construction of a building with a floorspace of more than 1,000 square metres or a material change in the use of such a building.”

3 Once Barnet Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision, as to whether to direct refusal or allow the Council to determine it itself, unless otherwise advised. In this instance if the Council resolves to refuse permission it need not refer the application back to the Mayor.

4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description

5 The site is located at Bury Farm, Edgwarebury Lane, to the north of the A41 Road, south of the M1 and west of Edgwarebury Park. The boundaries of the site immediately adjoin the A41 and the M1 to the north and south, forming a triangle close to the junction of these two highways. The eastern edge of the site is partly formed by the Environment Agency’s flood storage area and partly by a track and bridleway extension of Edgwarebury Lane, which crosses over the M1 close to the north-eastern corner of the site.

6 Vehicular access to the site is currently via a track that forms an extension of Edgwarebury Lane. A former access from the A41 on the southern boundary is present but is currently partly blocked up and not in regular use. The south-east part of the site is crossed by a Public Footpath, the formal alignment of which runs diagonally across two fields, linking the footways along the A41 with the extension track to Edgwarebury Lane.

7 The site is just under 70 hectare and comprises mixed arable (37 hectares) and grazing (33 hectares) agricultural land, hedgerows and small woodlands. The site is notable for a number of open-grown oaks which run in informal lines across some of the fields, indicating former hedgerow boundaries, stripped out at some point in the past. There are no buildings on the site, although a 400kv overhead power line and two 56 metre high pylons run across the northern edge.

8 The A41 is part of the Transport for London road network (TLRN), while Spur Road (A410) is the nearest section of the strategic road network (SRN), some 600 metres to the south west of the site. The site is remote from any underground stations; Stanmore, the nearest, is almost 2 kilometres to the south west of the site. The nearest bus service is route 142 (Watford Junction to ), 800 metres to the south west of the site on Stonegrove High Street. As such, the public transport accessibility level (PTAL) for the southern part of the site is very poor and estimated at 1 (based on a scale of 1 to 6 where 6 is excellent); however the northern part does not record any accessibility to public transport.

Details of the proposal

9 The proposal is a full application for an 18-hole golf course, ancillary clubhouse, 103 related car parking spaces, greenkeeper’s maintenance building and hardstanding, new permissive bridleway and associated landscaping.

10 The course would be formed of two loops of nine holes, each returning to the clubhouse. The routing of the course would allow the existing trees to be retained and their root protection

page 2 areas respected, apart from two live trees that would be removed for the construction of the proposed clubhouse. Small woodland areas, new hedges and scrub and woodland edge planting is proposed. Some ‘parkland tree’ planting, typically oak, would be introduced into the northern and eastern areas.

11 The clubhouse would be located centrally at one of the lowest points on the site and set down within the valley. It would be a single-storey building, of 1,245 sq.m., constructed in off- white rendered blockwork with a predominantly grassed stepped flat roof. The various roof layers would vary between 3.5 and 4.5m in height. The greenkeeper’s maintenance building of 179 sq.m. would be of a functional design and agricultural in appearance but largely screened by earth mounding and woodland planting.

12 Five water bodies would be constructed as part of the golf course design, also providing flood balancing and water storage for irrigation. A further underground water storage facility would be built under part of the practice range. A number of sand bunkers will be created and more extensive earthworks and woodland planting will be located along the northern part of the course, also providing screening to the M1 and the two National Grid pylons.

13 The arrangement and design of the course is the same as the 2013 application (see ‘case history’ below), except for minor modifications to the 2nd and 14th holes to accommodate the larger lake required for mitigation measures for Lapwings.

14 It is envisaged that the course would be built in five phases, of roughly one year each, over a period of 4 to 6 years. Each phase would take into account the management of protected species and provision of land for the equestrian business.

Case history

15 On 20 November 2013, the Mayor considered a Stage One report (D&P/3279/01) for an almost identical application and subsequently advised Barnet Council that the application did not comply with the London Plan, for the following reasons; but that the suggested remedies could address these deficiencies:

 Principle of development: Further information is required on the current agricultural and equestrian use of the site, and visualisations of the proposed clubhouse, car park and golf course from the surrounding area.  Biodiversity: The proposals would enhance biodiversity and are in conformity with the London Plan.  Sustainable development: The applicant should provide an energy strategy in accordance with GLA guidance before it can be determined if the proposal is in conformity with the London Plan.  Transport: Further information is required on electric vehicle changing point (EVCP) provision, cycle parking facilities, and a Construction Logistics Plan (CLP).

16 The application was subsequently withdrawn in January 2014. The applicant states that since then further consultations have been undertaken with the equestrian business and farmer who are currently tenants, the landowners, and with local representatives of London Wildlife Trust and the RSPB in respect of the ecology of the site. The applicant also discussed and provided visualisations to GLA officers.

page 3 Strategic planning issues and relevant policies and guidance

17 The relevant issues and corresponding policies are as follows:

 Agricultural land London Plan  Sports and recreation London Plan  Green Belt London Plan  Biodiversity London Plan; the Mayor’s Biodiversity Strategy; the Mayor’s Tree and Woodland Framework  Climate change London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy  Transport London Plan; the Mayor’s Transport Strategy  Parking London Plan; the Mayor’s Transport Strategy  Crossrail London Plan; Use of planning obligations in the funding of Crossrail and the Mayoral Community Infrastructure Levy SPG

18 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the 2012 Barnet Core Strategy, the Development Management Policies DPD (2012), and the London Plan (Consolidated with Alterations since 2011).

19 The National Planning Policy Framework and accompanying Planning Practice Guidance are also relevant material considerations. Principle of development

Agricultural land

20 The site currently includes mixed arable (37 hectares) and grazing (33 hectares) agricultural land. London Plan Policy 7.22 ‘Land for Food’ seeks to “encourage and support thriving farming and land-based sectors in London, particularly in the Green Belt”, although the policy does not explicitly preclude the loss of agricultural land for other uses. The NPPF does not offer any specific protection for agricultural land, but offers support to the proposal through “the sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well designed new buildings” (paragraph 28). Barnet’s local plan does not offer any protection to agricultural land.

21 The applicant has provided details of an Agricultural Land Classification Report, which states that the land suffers from a “significant soil wetness limitation” due to the presence of clay, which limits the number of days it can be used for arable cultivation or grazing. The applicant also states that the landowner has draft agreements in place with both tenants, in the event of planning permission and development. This provides the equestrian business with more convenient, alternative land nearby, under a new lease until 2025, with a two year time lapse between the business taking possession of the alternative land and giving up of all of their current land for construction. Furthermore, the applicant will provide for the permissive bridleway to be constructed specifically for riding. The arable tenant farms significant landholdings elsewhere in Hertfordshire, on land separated from this landholding. The applicant also states that the site is relatively inaccessible by modern large-scale farming machinery. GLA officers consider that the loss of poor quality agricultural land is not of strategic concern and that the applicant has suitable arrangements in place with the current tenants so that there

page 4 would be very little detrimental effect to the businesses. These arrangements should be secured by suitable section 106 agreement.

22 The applicant states that the proposal would generate between 26 and 28 full time jobs, with a further 10 part-time and seasonal jobs, which is welcomed. The arrangements detailed above indicate that there would be very limited, if any, loss of jobs from the current tenant activities.

23 In summary, the proposals meet the requirements of Policy 7.22.

Sports and recreation facilities

24 London Plan Policy 3.19 ‘Sports Facilities’ supports development proposals that increase or enhance the provision of sports and recreation facilities; however it also states that they will need to be considered carefully in light of policies on the Green Belt. Furthermore, it resists proposals that result in a net loss of sports and recreation facilities.

25 The applicant has provided details on the current use of the land, including that for equestrian activity, as discussed above. Since the grazing land will be re-provided elsewhere, there will be no loss of sport and recreation facilities, and almost the entirety of the site would become available for sport and recreation use at a golf course and bridleway. Green Belt issues are discussed below and are considered to be acceptable. Consequently, the proposals meet the requirements of Policy 3.19.

Green Belt – appropriate facilities and openness

26 The site is within an area of Green Belt as stated in Barnet’s Core Strategy (2012). London Plan Policy 7.16 states that the strongest protection should be given to London’s Green Belt. Paragraph 89 of the NPPF states that a local planning authority should regard the construction of new buildings as inappropriate in Green Belt, with a stated list of exceptions, including “provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it”.

27 According to this definition, the proposal would be of an appropriate type of facility, however some consideration should also be given to the appropriateness of the size of the facilities, as well as their location and design, as this will affect the openness of the Green Belt.

28 As with the 2013 application, the proposed 1,245 sq.m. clubhouse contains the following:

 Reception Area 68.5 sq.m.  Gents, Ladies and Disabled toilets and Cloaks 49.4 sq.m.  Main Bar and Restaurant 216 sq.m.  Members Lounge 184.9 sq.m.  ‘Spike’ Bar 62.9 sq.m.  Cellar and stores 80.6 sq.m.  Kitchen 88.9 sq.m.  Pro Shop 64.3 sq.m.  Administrative Office and Staff Room 77.5 sq.m.  Changing Facilities 182 sq.m.  Boilers, Electrics, Corridors and Common Areas 98.6 sq.m.

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29 The applicant states that all of these uses are considered to be essential; the minimum necessary for modern golf developments; and are scaled to suit the operational requirements in terms of the potential number of users and the nature of the golf product on offer. The applicant states that smaller facilities are unlikely to be viable, and has provided information to demonstrate that they are similar to other golf course provision in and around London. Neither the overall size of the building, nor the size of the catering space, are considered to be excessive and GLA officers are content that these are appropriate.

30 The exterior walls of the building would be constructed predominantly of light grey rendered blockwork with vertical timber cladding to the curved flank walls and stone clad inset, or ‘half’ walls, for the changing room part, all under a flat roof of two principal levels, both of which would be green roofs . These roof levels would be 3.5 metres and 4.25 metres in height above ground level, which represents a reduction in height of the higher roof level of 0.25 metres from the 2013 application. The curved walls would have parapets protruding above the roof levels making the highest point of the building 4.5 metres above ground level. An area for photovoltaic panels and plant machinery is proposed for part of the roof, hidden by a low level metal mesh.

31 The applicant states that the clubhouse building is designed to have a low profile in the landscape and would be located centrally on the site, at one of its lowest points. The applicant also states that the building would be barely visible from public vantage points, with particular care taken in respect to the glimpsed views across the site from the A41 and from the Bridleway that crosses the M1. A Landscape and Visual Impact Assessment has been provided, together with a set of photomontages showing the impact of the proposed clubhouse on six views from public viewpoints in the surrounding landscape. These demonstrate that the single storey building incorporating a green roof, together with the associated car park, will have a very limited impact on the openness of the Green Belt.

32 The application materials demonstrate that the parkland-like character of the site would largely be retained, and the routing of the holes would allow the existing trees to be retained. Although the character of the landscape will change to a certain degree with the creation of the golf course, GLA officers consider that this will not have a detrimental impact on the openness of the Green Belt.

33 A new access road is proposed to the clubhouse car park, replacing the existing farm access. The applicant should provide further detail on the design and capacity of this new road in order to ensure that the impact on the openness of the Green Belt can be confirmed.

Green Belt – public access and rights of way

34 Paragraph 81 of the NPPF seeks “opportunities to provide access” to the Green Belt, and this is reflected in paragraph 7.55 of the London Plan. Clearly, the proposal will provide access to users of the proposed golf course; however the applicant also states that access to the general public will be improved. The site is currently crossed by a public footpath, although the applicant states that the route of this path is never walked by the public as there are no suitable points to cross hedgerows and fences, and instead, the existing track between the A41 and Edgwarebury Lane is used. The applicant states that the golf course layout retains the public footpath line, opening up access where it is currently barred, but would block up the informal route via the track.

35 A new 3.25 kilometre all-weather permissive bridleway would be provided as part of the application, around, but within, the perimeter of the entire site, for access by walkers and riders,

page 6 to be secured by section 106 agreement. The applicants states that this would in particular, be for use by the adjacent Bury Farm Riding School and Livery Stables.

36 Paragraph 75 of the NPPF states that “planning policies should protect and enhance public rights of way and access” and that “local authorities should seek opportunities to provide better facilities for users, for example by adding links to existing rights of way networks including National Trails”. The proposals would remove public access to the existing track, although there is no public right of access to this route. The existing public footpath would be retained and improved, and a new permissive public access route provided around the entire periphery of the site.

37 It is accepted that the proposal would be an enhancement in public access to the Green Belt, and it would also add to the existing public rights of way network, which is welcomed. The section 106 agreement should secure a minimum level of public access via the new permissive route.

Biodiversity

38 London Plan Policy 7.19 ‘Biodiversity and access to nature’ seeks to protect and enhance biodiversity. The site does not contain any Sites of Importance for Nature Conservation (SINC), although it is bordered by a SINC of Borough importance and another of local importance. The site also supports a range of breeding birds, including rare species and species with nationally declining populations.

39 The existing landscape of the site has been altered over many years through farming, as well as construction work relating to the M1 motorway and the Northern underground line. A significant part of the site was in-filled with sub-soils during the construction of the M1. The site is currently in mixed arable and pasture use, with some areas of woodland. The applicant states that the arable fields are relatively intensively farmed with standard applications of agricultural fertilizers and pesticides. The pasture areas are all maintained through grazing and cutting, with occasional applications of agricultural fertilizers and pesticides. The applicant states that fertilizer and pesticide applications for golf course playing areas are at levels similar to areas of grazing pasture; although the greens and tee areas are at higher levels than this. The applicant states that none of the golf course playing surfaces would be treated with fertilizers at the levels of intensity of arable land.

40 The course would be built in 5 phases, of roughly one year each, over a period of 4 to 6 years. Each phase would take into account the management of protected species and provision of land for the equestrian business. The applicant states that the routing of the golf course would allow the existing trees and woodland to be retained and their root protection areas respected. Only two live trees of poor quality would be removed for the construction of the proposed Clubhouse.

41 The application details ecological enhancement measures including an increase in the range of habitats on the site. These include the five new water bodies with wetland margins, new scrub planting along existing woodland edges and areas of long grassland and wildflower meadows.

42 The application also contains details of the mitigation measures to limit disturbance. Specific mitigation measures would be employed for two of the protected species present on site, Hobby and Lapwing. Compared to the 2013 application, a larger lake and breeding island has been included as a mitigation measure for Lapwings as part of the phase 1 works, and the existing Lapwing habitat would be retained in-situ until phase 4. The applicant has provided an

page 7 outline Ecological Management Plan with the application materials, which is welcomed. A full Ecological Management Plan should be secured by way of a planning condition.

43 The proposals are likely to impact on biodiversity during construction, and the most significant adverse effect could be that on breeding birds such as Hobby and Lapwing; however there are legal obligations that the applicant will need to address to avoid or minimise these impacts. GLA officers are content that the other mitigation measures proposed are acceptable given the phasing of delivery, the proposed habitat creation, and the long-term management of the ecology of the site, which should be secured by suitable planning conditions. The proposals are therefore in conformity with London Plan Policy 7.19.

Climate change

Energy strategy

44 The carbon emissions and savings at each step of the energy hierarchy have been presented against a Part L 2010 baseline; however the emissions and savings should be presented under Part L 2013 in line with the latest GLA guidance available at: http://www.london.gov.uk/sites/default/files/GLA%20guidance%20on%20preparing%20ener gy%20assessments%20April%202014%20final_2.pdf

45 A range of passive design features and demand reduction measures are proposed to reduce the carbon emissions of the proposed development. Both air permeability and heat loss parameters will be improved beyond the minimum backstop values required by building regulations. Other features include low energy lighting. The demand for cooling will be minimised through openable windows and external shading from vegetation.

46 The development is estimated to achieve a reduction of 5 tonnes per annum (11%) in regulated CO2 emissions from the first step of the energy hierarchy (‘Be Lean’), compared to a 2010 Building Regulations compliant development; however the applicant should reassess the development against Part L 2013 and commit to the development exceeding 2013 Building Regulations compliance through energy efficiency alone. BRUKL sheets, including efficiency measures alone, (before ground source heat pump and photovoltaics) should be provided to support the savings claimed.

47 The applicant has carried out an investigation and there are no existing or planned district heating networks within the vicinity of the proposed development. The location of the site is in an area where district heating is unlikely to materialise in the future and the building proposed is located in the middle of the site and far from other buildings, therefore there are no opportunities for communal heating systems and a site heat network in this instance. The applicant has confirmed that the club house will be served by a single heating system. The floor area and location of the plant room should be provided.

48 The applicant has investigated the feasibility of CHP. However, due the intermittent nature of the heat load, CHP is not proposed. This is accepted in this instance.

49 The applicant has investigated the feasibility of a range of renewable energy technologies and is proposing to install ground source heat pumps to meet the space heating and hot water demand for the building, and 7.6kWp of solar PV on the roof. The applicant should note that for the purposes of the London Plan, heat pumps are a renewable technology so should be accounted for in the third tier of the energy hierarchy (‘Be Green’). A roof plan

page 8 showing the proposed PV installation should be provided to confirm that enough, space free from overshading, has been allocated on the roof for the proposed PV. Further information on the proposed installed capacity and location of the ground source heat pump should be provided.

50 A reduction in regulated CO2 emissions of 11 tonnes per annum (32%) will be achieved through this third element of the energy hierarchy (‘Be Green’).

51 Based on the energy assessment submitted, a reduction of 16 tonnes of CO2 per year in regulated emissions, compared to a 2010 Building Regulations compliant development, is expected, equivalent to an overall saving of 40%. The carbon dioxide savings exceed the target set within Policy 5.2 of the London Plan; however the energy strategy should be resubmitted following the latest guidance.

Transport

52 The application proposes a new access from the site onto the A41. The applicant has provided a safety audit; however further discussions with TfL are required before the suitability of the proposed route, the level of car parking proposed, the number of anticipated trips generated in the peak hours, and the impact on the transport network can be deemed acceptable. In order to comply with the London Plan, at least 10% of parking spaces will need to be provided with an electric vehicle charging point (EVCP), with a further 10% passive provision, totalling of 20 spaces. These, together with Blue Badge parking spaces, will need to be secured by planning conditions.

53 The provision of cycle parking is acceptable and these spaces should be located internally or within the curtilage of the building. Although an acceptable draft construction logistics plan (CLP) has been submitted, a full plan should be secured by condition and it is recommended that construction vehicles should be FORS (Freight Operation Recognition System) accredited.

Community Infrastructure Levy

54 The Mayor has introduced a London-wide Community Infrastructure Levy (CIL) to help implement the London Plan, particularly policies 6.5 and 8.3. The Mayor has arranged boroughs into three charging bands and the rate for Barnet is £35/sq.m. The required CIL should be confirmed by the applicant and council once the components of the development or phase thereof have themselves been finalised.

55 London borough councils are also able to introduce CIL charges which are payable in addition to the Mayor’s CIL. Barnet has adopted a scheme and further details are available on the Council’s website. Local planning authority’s position

56 Barnet Council’s position is not yet known. Legal considerations

57 Under the arrangements set out in Article 4 of the Town and Country Planning (Mayor of London) Order 2008, the Mayor is required to provide the local planning authority with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. Unless notified otherwise by the Mayor, the Council must

page 9 consult the Mayor again under Article 5 of the Order if it subsequently resolves to make a draft decision on the application, in order that the Mayor may decide whether to allow the draft decision to proceed unchanged or direct the Council under Article 6 of the Order to refuse the application. There is no obligation at this present stage for the Mayor to indicate his intentions regarding a possible direction, and no such decision should be inferred from the Mayor’s statement and comments. Financial considerations

58 There are no financial considerations at this stage.

Conclusion

59 London Plan policies on agricultural land, sports and recreation facilities, Green Belt, biodiversity, climate change and transport are relevant to this application. The application complies with some of these policies but not with others, for the following reasons:

 Agricultural land: The loss of poor quality agricultural land is not of strategic concern and the applicant has suitable arrangements in place with the current tenants so that there would be very little detrimental effect to the businesses. These arrangements should be secured by suitable section 106 agreement. The proposals meet the requirements of Policy 7.22.  Sports and recreation facilities: The proposals would provide new sports and recreation facilities, and re-provide the existing equestrian facilities nearby. The proposals meet the requirements of Policy 3.19.  Green Belt: The construction of the clubhouse and associated car park is an appropriate type of facility, as defined by the NPPF. The size, location and design of the facilities are also considered to be appropriate and will have a very limited impact on the openness of the Green Belt. The character of the landscape will change to a certain degree with the creation of the golf course; however it is considered that this will not have a detrimental impact on the openness of the Green Belt. The proposal would provide an enhancement of public access to the Green Belt, and it would also add to the existing public rights of way network. The applicant should provide further detail on the design and capacity of the new road in order to ensure that the impact on the openness of the Green Belt can be confirmed. The section 106 agreement should secure a minimum level of public access via the new permissive route.  Biodiversity: The proposals are likely to impact on biodiversity during construction, and the most significant adverse effect could be that on breeding birds such as Hobby and Lapwing; however there are legal obligations that the applicant will need to address to avoid or minimise these impacts. Mitigation measures are acceptable given the phasing of delivery, the proposed habitat creation, and the long-term management of the ecology of the site, which should be secured by suitable planning conditions. The proposals are in conformity with London Plan Policy 7.19.  Climate change: Further information is required in relation to the energy strategy, including BRUKL sheets; the floor area and location of the plant room; heat pumps should be accounted for in the third tier of the energy hierarchy; a roof plan showing the proposed PV installation; the proposed capacity and location of the ground source heat pump. The emissions and savings should be presented under Part L 2013 in line with the latest GLA guidance.

page 10  Transport: Further discussions with TfL are required before the suitability of the proposed route, the level of car parking proposed, the number of anticipated trips generated in the peak hours, and the impact on the transport network can be deemed acceptable. Electric vehicle charging points and Blue Badge parking will need to be provided in line with London Plan standards and secured by condition. A full construction logistics plan should be secured by condition.

60 While the application is generally acceptable in strategic planning terms, the application does not comply with the London Plan. However, the requested information could lead to the application becoming compliant with the London Plan.

for further information, contact GLA Planning Unit (Development & Projects Team): Colin Wilson, Senior Manager – Development & Projects 020 7983 4783 email [email protected] Justin Carr, Strategic Planning Manager (Development Decisions) 020 7983 4895 email [email protected] Martin Jones, Case Officer 020 7983 6567 email [email protected]

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