Planning Committee 07/10/2015 Schedule Item 02 & 03

Ref : A. PP/2015/3130 – Planning Application B. PP/2015/3132 – Listed Building Consent

Address: Hoover Building, 1 Western Avenue Perivale UB6 8DW

Ward: Perivale

Proposal: A) Change of use from office (Land use Class B1) to residential use (Land Use Class C3) and external alterations to accommodate 66 residential units (18 studios, 23 one-bedroom, and 25 two-bedroom flats) with associated car parking and refuse storage.

B) Internal alterations including installation of intermediate floors at ground floor level and within the roofspace at second floor level, the removal of existing internal partitions and the provision of new internal partitions; external alterations including the provision of a replacement roof, the removal of roof plant, alterations to existing window openings at second floor level on the front elevation to provide doors to a new second floor level roof terrace, the provision of windows on the rear elevation, external refurbishment of the building including concrete repairs, repainting and replacement of missing tiles, the removal of side steps to the west of the building; and the conversion of the building from office (Land use Class B1) to residential use (Land Use Class C3) and external alterations to accommodate 66 residential units (18 studios, 23 one-bedroom, and 25 two-bedroom flats) with associated car parking and refuse storage.

Drawing numbers: J2237-C-100 Rev. P2, J2237-C-101 Rev. P2, J2237-C-102 Rev. P2, J2237-C-103 Rev. P2, J2237-SK-001 Rev. P1, 169/L/000 Rev. B, 169/A/001 Rev. B, 169/L/002, 169/A/005 Rev. B, 169/L/500 Rev. B, 169/L/501 Rev. A, 169/L/503 Rev. B, 1010–P–001, 14- 085–110, 14-085–100, 14-085–101, 14-085–102, 14-085–103 Rev. B, 14-085–104 Rev. B, 14-085–105 Rev. B, 14-085–106 Rev. B, 101-P-109 Rev. C, 1010–P–050-A, 1010–P–051 Rev. A, 1010–P– 052-A, 1010–P–100-A, 1010–P–301-A, 1010–P–302-A, 1010–P– 303, 1010-P-401, Planning Statement by KR Planning dated December 2014, Design and Access Statement by Brooks/Murray Architects dated November 2014, Exterior Condition Report/Survey by Robert Martell and Partners dated 10th February 2014 (Ref: RMP2920), Contamination Risk Survey by RSK dated July 2014 (Ref: 27317_01 (00)), BRE004, BRE005, CAD 001, CAD 002, CD 003, Detailed Daylight and Sunlight Report by GVA dated December 2014, Basis of Design Report by Webb Yates Engineers (Ref: J2237-Doc-01 Rev. XI), Energy and Sustainability Report by Build Energy Ltd dated date 6th November 2014 (Ref: Oakley – Hoover Building – BE0205), Noise Impact Assessment by 24Acoustics dated 30th October

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2014 (Ref: R5300-1 Rev 3), Flood Risk Assessment and Drainage Strategy Report by Webb Yates Engineers dated 31st January 2014 (Ref: J2237-Doc-02 Rev. P1), Heritage Statement by Architectural History Practice dated November 2014, Air Quality Assessment by RSK dated September 2014 (Ref: 441928-01), Lighting Assessment (Exterior façade lighting) by Seam (Ref: 179 hlb_dr03_141112), Mechanical Services Report by Oakley M&E Design Ltd dated November 2014 (Ref: P101401), received 17/06/2015, 1010–P–110-B, 1010–P–111-B, 1010–P–112 Rev. C, 1010–P–113-A, received 21/08/2015, Transport Statement by Ardent Consulting Engineers dated September 2015 (Ref: U730-06A), Travel Plan by Ardent Consulting Engineers dated September 2015 (Ref: U730-07A), Servicing Management Plan by Ardent Consulting Engineers dated September 2015 (U730-08A) and Construction Traffic and Logistics Management Plan by Ardent Consulting Engineers dated September 2015 (U730-09A), received 23/09/2015

Type of Application: A. Full Planning – Majors B. Listed Building Consent

Application Received: 17/06/2015 Revised: 21/08/2015 and 23/09/2015

Report by: Eze Ekeledo Recommendations: (A) Grant Planning Permission subject to Conditions and Legal Agreement and (B) Grant Listed Building Consent subject to Conditions

Executive Summary:

A similar application (Ref: PP/2015/0205) was withdrawn from the 5th August 2015 Planning Committee agenda because negotiations on affordable housing had not been concluded. The applicant had previously provided a viability appraisal on that scheme demonstrating that any requirement for affordable housing would not be financially viable for the delivery of the development. Following the withdrawal and further discussions, the developer proposed and agreed uplift in the proposed number of units with the Council.

The revised proposal now comprises 66 residential units (18 studios, 23 one-bedroom, and 25 two- bedroom flats) up from 52 residential units (2 studios, 15 one-bedroom, 30 two-bedroom and 5 three-bedroom flats), and the scheme in viability terms can now support, at a maximum, 10% affordable housing (7 units) off site, amounting to a contribution of £727,385.

The proposed loss of commercial floor space would have been contrary to policy; however, in light of the submitted marketing report in the afore-mentioned similar application, the site is not viable for re-occupation as an office or alternative employment use. In addition, the proposal which has the potential to protect and preserve the historic character of this Grade II* Listed Building, and would also bring economic benefits to the area by regenerating this presently vacant and disused office building is considered to be acceptable in principle.

The proposal involves some external modifications to the existing building and modifications to the internal layout including the removal of partitions. The use would occupy the nearby existing car park for the entire site, which is predominantly located underground. Page 2 of 36

Planning Committee 07/10/2015 Schedule Items 02 & 03

The proposed development subject to conditions would provide appropriate living conditions for future occupiers by reason internal floor space, layout, ventilation measures, levels of daylight and sunlight received and noise insulation. The on-site outdoor amenity space provision subject to s106 contributions towards off-site amenity improvements would be acceptable and would provide high quality environment for prospective occupiers.

The proposed development seeks a minimum of seventy eight secure and sheltered cycle parking spaces and fifty two car parking spaces (1:1 car provision) including six Blue Badge parking and Electric Vehicle Charging Points (EVCPs) to future occupiers. As such, the on-site cycle and car parking provision are considered acceptable. Also, the proposed means for pedestrians accessing the car park and servicing of the scheme as stated in the revised travel plan and servicing management plan are considered acceptable.

No representation was received from the public with regards this proposal.

The report concludes that the development is of an appropriate internal floor area and layout, density, scale and design for the site and would not result in any harm to the historic character of the building, amenities of the neighbouring and future occupiers. The report also concludes that the development would not give rise to increased indiscriminate storage/littering of waste, pressure on on-street parking and local infrastructure within the area. Appropriate conditions have been recommended with respect to construction, energy and sustainability, air quality and noise.

It is considered that the proposal is consistent with the aims of the relevant policies of the Ealing Development Management Development Plan 2013, Ealing Core Strategy (2012), The London Plan (2015), Relevant Supplementary Planning Guidance, the National Planning Policy Framework (2012) and emerging planning policy documents. It is therefore recommended that planning permission should be approved with conditions, subject to a legal agreement.

Application A – Planning Permission – PP/2015/3130

That the committee GRANT planning permission subject to the satisfactory completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the following: i) Contributions of £727,385 towards off-site affordable housing provision; ii) Contribution of £214, 615 towards improvements of local play facilities to Ealing Sports Ground and Pitshanger Park; iii) Contribution of £18,000 towards road safety improvements (a raised table or possible widening of the pedestrian refuges, additional bollards, yellow lines) at the junction of Dawlish Avenue and Bideford Avenue and for travel plan monitoring; iv) The applicant lawfully enters into an agreement to provide a free on-site car club for the use of future occupiers of the development for a minimum period of three years, and promotion of the car club to future occupants of the development, and v) Payment in full of the Council’s reasonable legal and other professional costs incurred preparing and completing the Legal Agreement, and

AND subject to the following conditions:

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Conditions/Reasons:

Time Limit

1. The development 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 (as amended).

Approved Drawings

2. The development hereby approved shall be carried out in accordance with drawing title number(s) J2237-C-100 Rev. P2, J2237-C-101 Rev. P2, J2237-C-102 Rev. P2, J2237-C-103 Rev. P2, J2237- SK-001 Rev. P1, 169/L/000 Rev. B, 169/A/001 Rev. B, 169/L/002, 169/A/005 Rev. B, 169/L/500 Rev. B, 169/L/501 Rev. A, 169/L/503 Rev. B, 1010–P–001, 14-085–110, 14-085–100, 14-085–101, 14-085–102, 14-085–103 Rev. B, 14-085–104 Rev. B, 14-085–105 Rev. B, 14-085–106 Rev. B, 101-P-109 Rev. C, 1010–P–050-A, 1010–P–051 Rev. A, 1010–P–052-A, 1010–P–100-A, 1010–P– 301-A, 1010–P–302-A, 1010–P–303, 1010-P-401, Design and Access Statement by Brooks/Murray Architects dated November 2014, Exterior Condition Report/Survey by Robert Martell and Partners dated 10th February 2014 (Ref: RMP2920), Contamination Risk Survey by RSK dated July 2014 (Ref: 27317_01 (00)), BRE004, BRE005, CAD 001, CAD 002, CD 003, Detailed Daylight and Sunlight Report by GVA dated December 2014, Basis of Design Report by Webb Yates Engineers (Ref: J2237-Doc-01 Rev. XI), Energy and Sustainability Report by Build Energy Ltd dated date 6th November 2014 (Ref: Oakley – Hoover Building – BE0205), Noise Impact Assessment by 24Acoustics dated 30th October 2014 (Ref: R5300-1 Rev 3), Flood Risk Assessment and Drainage Strategy Report by Webb Yates Engineers dated 31st January 2014 (Ref: J2237-Doc-02 Rev. P1), Heritage Statement by Architectural History Practice dated November 2014, Air Quality Assessment by RSK dated September 2014 (Ref: 441928-01), Lighting Assessment (Exterior façade lighting) by Seam (Ref: 179 hlb_dr03_141112), Mechanical Services Report by Oakley M&E Design Ltd dated November 2014 (Ref: P101401), received 17/06/2015, 1010–P–110-B, 1010–P–111-B, 1010–P– 112 Rev. C, 1010–P–113-A, received 21/08/2015, Transport Statement by Ardent Consulting Engineers dated September 2015 (Ref: U730-06A), Travel Plan by Ardent Consulting Engineers dated September 2015 (Ref: U730-07A), Servicing Management Plan by Ardent Consulting Engineers dated September 2015 (U730-08A) and Construction Traffic and Logistics Management Plan by Ardent Consulting Engineers dated September 2015 (U730-09A), received 23/09/2015.

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

Refuse and recycling storage areas

3. Refuse and recycling storage areas indicated on drawing reference 1010–P–100-A, 1010-P-303 and 1010-P-401 shall be provided and brought into use prior to the first occupation of the development permitted and retained permanently thereafter.

Reason: To protect the living conditions of occupiers of the area and in the interests of the future occupants of the development in accordance with policies with policies 3.5 and 7B of the Ealing Development Management Plan 2013, policies 1.1 (e) of the Adopted Ealing Development (Core) Strategy and The London Plan (2015) policy 5.16.

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Noise Mitigation within dwellings

4. Prior to the occupation of the development hereby approved, details shall be submitted to, and approved by, the local planning authority to demonstrate that a scheme for protecting sensitive rooms from external noise, including transportation and commercial sources and building services plant, can be designed that would meet the following noise criteria:

 Within bedrooms between 2300 hrs and 0700 hrs, not greater than 30 dB LAeq, 1hr.  Within bedrooms between 2300 hrs and 0700 hrs, not greater than 45 dB LAmax, (fast), using an average of the top 10 LAmax noise events recorded over the 8hr night period with not greater than 15 minute logging.  Within living room and dining rooms between 0700 hrs and 2300 hrs, not greater than 35 dB LAeq, 1hr.  Within kitchens bathrooms and utility rooms between 0700 hrs and 2300 hrs, not greater than 45 dB LAeq,1hr.

The details shall also include:

 The results of approved sound insulation test measurements. in a sample habitable room(s), with samples of the second line of acoustic glazing in place and also with a sample of an external door installed. The said tests to be carried out in accordance with the procedure at: BS EN ISO 16283-1:2014: Acoustics. Field measurement of sound insulation in buildings and of building elements. Airborne sound insulation.

 The results obtained for sound insulation calculations for all habitable rooms, using the rigorous calculation method given at BS EN 12354-3:2000, Building acoustics. Estimation of acoustic performance in buildings from the performance of elements. Airborne sound insulation against outdoor sound

No dwellings shall be occupied if it is demonstrated that the approved test results and calculations do not indicate that the internal criteria, specified above will be met.

The details shall also include the provision of alternative ventilation, designed to meet the following criteria:

 Noise within habitable rooms of dwellings from the operation of MEV & MVHR systems not to exceed 28 dB LAeq,5min.  Commissioning tests to be carried out before dwellings and other sensitive spaces are occupied to demonstrate that the above mentioned noise criteria is complied with and that the system is operating as designed for.  Details of an ongoing maintenance programme to be submitted for approval, including the replacement of filters at approved intervals.  Details to be submitted to demonstrate compliance with BS EN 13141-7, Ventilation for buildings – Performance testing of components / products for residential ventilation – Part 7.

The works identified with the details approved shall be completed before beneficial occupation and thereafter permanently retained.

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Planning Committee 07/10/2015 Schedule Items 02 & 03 the Ealing Development Management Development Plan Document (2013), policy 7.15 of the London Plan (2015), and the National Planning Policy Framework (2012).

Roof Top/External Plant noise mitigation

5. The rating sound level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 2014, shall not exceed the existing background sound level, as measured at the nearest sensitive facades, during the relevant periods of operation.

Reason: In the interests of the internal environment of the development and living conditions of occupiers of nearby properties and future occupiers of the site, in accordance with Interim Supplementary Planning Guidance 10, policy 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policy 7.15 of the London Plan (2015), and the National Planning Policy Framework (2012).

Air Quality

6. Prior to the occupation of the development, The applicant shall submit to the local planning authority for approval prior to the commencement of development a scheme for providing fresh air ventilation to all habitable rooms on Western Avenue (A40), Perivale) elevations. The supply to be provided from the rear of the building at high level. The approved mitigation scheme shall be implemented in its entirety before any of the units are occupied and retained permanently thereafter.

Reason: In the interests of the internal environment of the development in accordance with Interim Supplementary Planning Guidance 10, policies 1.1(j) of the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management Development Plan Document (2013), policy 7.14 of the London Plan (2015), and the National Planning Policy Framework (2012).

Accessibility

7. All residential units hereby approved shall be constructed to the Lifetime Homes Standards, and at least five (5) of the residential units shall be constructed to Wheelchair Housing Standards.

Reason: To ensure that the development is accessible by all future occupiers/users, in accordance with policies 3.8 and 7.2 of The London Plan (2015), and the National Planning Policy Framework (2012).

Secured by Design

8. Details of secondary access control for each communal area and floor (PAS 24 :2012 or equivalent), external doorsets including flat entrance doorsets, communal residential entrance door and ground floor and accessible windows to one of the following standards BS PAS 24 :2012, STS 201, LPS 1175 Security Rating 2 or STS 202 BR2, and post office/trade’s release buttons to TS009 :2012 standard and a method statement for their installation shall be submitted to and to approved by the Local Planning Authority. These works shall be carried out as approved prior to the occupation of any part of the development.

Reason: To ensure that the development incorporates crime prevention measures to help prevent crime and disorder and to improve pedestrian accessibility in accordance with policies 1.1 (e) of the Ealing Core Strategy (2012), policy LV 7.3 of the Ealing Development Management Development Plan Document (2013), and policy 7.3 of the London Plan (2015).

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Cycle Parking

9. Cycle parking indicated on drawing reference 1010-0-109-C and U730-006 Rev. A (attached in the Travel Plan by Ardent Consulting Engineers dated September 2015 (Ref: U730-07A), shall be provided and brought into use prior to the first occupation of the development permitted and retained permanently thereafter. The cycle parking facilities shall only be used by the residents of the development hereby permitted.

Reason: To provide adequate facilities for cyclists, in accordance with policy 6.9 of the London Plan 2015.

Layout of Car Parking Space

10. The car parking spaces including six Blue Badge parking and Electric Vehicle Charging Points (EVCPs) shown on the approved plan reference 169/L/002 1010-0-109-C and U730-006 Rev. A (attached in the Travel Plan by Ardent Consulting Engineers dated September 2015 (Ref: U730- 07A), shall be laid out prior to first occupation of any of the unit hereby permitted and permanently retained without obstruction. The car parking facilities shall only be used by the residents of the development hereby permitted.

Reason: To ensure that there is adequate provision for car parking within the site in accordance with policy 6.13 of the London Plan (2015).

Energy & CO2 Emissions Condition

11. Notwithstanding the Energy and Sustainability Statement v2 prepared by Build Energy Ltd dated 6th November 2014 (Ref: Oakley – Hoover Building – BE0205), prior to the commencement of works, a report, which includes full details and drawings of the energy and sustainability measures that are to be incorporated into the development, shall be submitted to, and approved in writing by the local planning authority. The submitted details shall demonstrate that the development hereby approved will achieve an overall minimum reduction in regulated carbon dioxide emissions by 35% beyond Building Regulations Part L 2013 (Approved Document L2B: Conservation of fuel and power in existing buildings other than dwellings, 2010 edition (incorporating 2010, 2011 and 2013 amendments). 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 accredited 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.

Within 3 months of first occupation of the new dwellings, Energy Performance Certificates [EPC’s] and modelling output reports 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.

Reason: To secure the measures set out within the approved Energy Statement and Code for Sustainable Homes Pre-Assessment and to ensure that the energy efficiency measures to be incorporated into the approved development contribute to reducing the use of 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 2015 (with REMA 2013), policies 1.1(e), 1.1(j), 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2012, policies LV5.2 and Page 7 of 36

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7A of Ealing’s Development Management DPD, and the Mayor’s Sustainable Design and Construction SPG.

Sustainability – BREEAM Interim and Post Domestic Refurbishment

12. The building shall be constructed to achieve a minimum Building Research Establishment BREEAM domestic refurbishment rating of Excellent (based on latest Technical Guidance). No development shall commence until evidence that the development is registered with the Building Research Establishment (BRE) under the BREEAM domestic refurbishment scheme.

Within 3 months of commencement of the development Interim Design Stage Assessment and Certificates verified by the BRE shall be submitted to the Local Planning Authority for written approval.

Within 3 months from the date of first occupation of the development a Post Refurbishment Stage Assessment and Certificate verified by the BRE shall be submitted to the Local Planning Authority for written approval confirming the BREEAM standard and measures have been achieved.

Following any approval of a 'Post Refurbishment Stage' assessment and certificates of each element of the development, the approved measures and technologies to achieve the BREEAM domestic refurbishment Excellent standard shall be retained in working order in perpetuity.

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 London Plan 2015 and policies 1.1(k) and 1.2(g) of the adopted Ealing Development (Core) Strategy (2012) and policy 5.2(H) of the Ealing Development Management DPD (2013).

Energy Monitoring Condition

13. Upon final completion of the development, suitable devices for the monitoring of the renewable/low-carbon energy equipment shall be installed, and the monitored data shall be submitted to the local planning authority annually for daily intervals for a period of three years from final completion of the renewable/low carbon energy equipment. The installation of the monitoring devices and the submission of the data shall be carried out in accordance with the Council’s approved specifications.

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 London Plan 2015, adopted Ealing Development (Core) Strategy 2026 (3rd April 2012) and Development Management DPD (December 2013).

Noise Insulation of between ground floor A1 use and dwellings (adjacent and above)

14. The insulation of the floor, ceiling, and walls separating the A1 commercial use and the dwellings to demonstrate that an acoustic standard shall not exceedi 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. The approved insulation shall be implemented before the development is occupied and retained permanently thereafter.

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Reason: To safeguard the future occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of the Ealing Development Management Development Plan Document (2013).

Noise from External Air source heat pump Plant

15. The rating noise level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 2014, 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 and shall be implemented before the development is occupied and retained permanently thereafter.

Reason: To safeguard the future occupiers of the development against unacceptable noise and disturbance, in accordance with policies 3.5 and 7.15 of the London Plan (2015), policies 1.1(j) of the Ealing Development (or Core) Strategy (2012), Local Variation policy 3.5 and policy 7A of Ealing Development Management Development Plan Document (2013).

Revised Travel Plan

16. Notwithstanding the Travel Plan submitted, a revised Travel Plan, designed to minimise car usage and promote alternative modes of transport, shall be submitted to and approved in writing by the Local Planning Authority. The approved Travel Plan shall be implemented at the first use of the development hereby permitted, and shall be retained in operation thereafter.

Reason: To promote sustainable patterns of transport and in the interests of highway and pedestrian safety accordance with policies 1.1 f & 2.8 g of the Ealing Core Strategy (2012), policies 6.1, 6.9, 6.10, 6.11, & 6.12 of the London Plan (2015), and the National Planning Policy Framework (2012).

Revised Car Parking Management Plan

17. Notwithstanding the above, a car park management plan setting out how the spaces will be allocated on site, the strategy for managing these spaces and access controls shall be submitted to and approved by in writing by the Local Planning Authority. The approved car parking management plan shall be implemented at the first use of the development herby permitted, and shall be retained in operation thereafter.

Proposed footway

18. The development authorised by this permission shall not begin until the local planning authority has approved in writing a full scheme of works for construction of:

(i) The new footway to the north of the application site (across the service yard of Tesco and to Tesco car park) within the areas identified and outlined on drawing No. U730-006 Rev. A (attached in the Travel Plan by Ardent Consulting Engineers dated September 2015 (Ref: U730-07A). These works shall include surfacing and construction of the pedestrian footpath/kerb, lighting, signage to indicate pedestrian access and vehicular access.

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The occupation of the development shall not begin until those works have been completed in accordance with the local planning authority's approval and have been certified in writing as complete by the local planning authority and shall be maintained thereafter.

Informatives

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the Adopted Ealing Development Plan, the Adopted Development (Core) Strategy, the London Plan and to all relevant material considerations including Supplementary Planning Guidance:

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. Good quality design. 10. Meeting the challenge of climate change, flooding and coastal change 11. Conserving and enhancing the natural environment 12. Conserving and enhancing the historic environment

London Plan - Consolidated (2015):

2.6 Outer London: Vision and strategy 2.8 Outer London: Transport 2.13 Opportunity areas and intensification areas 3.2 Improving health and addressing health inequalitites 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 facilitites 3.8 Housing choice 3.9 Mixed and balanced communities 3.10 Definition of affordable housing 3.13 Affordable housing thresholds 4.12 Improving opportunities for all 5.1 Climate change mitigation 5.2 Minimising carbon dioxide emissions 5.3 Sustainable design and construction 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 5.14 Water quality and wastewater infrastructure 5.15 Water use and supplies 5.16 Waste self sufficiency Page 10 of 36

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5.17 Waste Capacity 5.18 Construction, excavation and demolition waste 6.1 Strategic approach 6.3 Assessing the effects of development on transport capacity 6.5 Funding crossrail and other strategically important transport infrastructure 6.9 Cycling 6.10 Walking 6.11 Smoothing traffic flow and easing congestion 6.12 Road network capacity 6.13 Parking Table 6.2 Table 6.3 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 7.8 Heritage Assets and Archaeology 7.9 Heritage-led Regeneration 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 8.2 Planning obligations 8.3 Community infrastructure levy

London Housing Supplementary Planning Guidance November 2012

The Mayor’s Supplementary Planning Guidance ‘Providing for Children and Young People’s Play and Informal Recreation’ March 2008

Adopted Development (Core) Strategy 2012:

1.1 Spatial Vision for Ealing 2026 (a), (b), (c), (d), (f), (g), (h), (i), (j), (k) 1.2 Delivery of Vision for Ealing 2026 (b), (c), (f), (g), (k) 3.1 Realising the Potential of the A40 corridor and Park Royal 3.1 Realising the Potential of the A40 corridor and Park Royal (b), (c) 3.8 Residential Neighbourhoods 5.3 Protect and Enhance Green Corridors (c) 5.4 Protect the Natural Environment - Biodiversity and Geodiversity (a) 6.4 Planning Obligations and Legal Agreements

Ealing Development Management Development Plan Document 2013

3.4 Optimising Housing Potential 3.5 Quality and Design of Housing Developments 3A Affordable Housing 5.2 Minimising Carbon Dioxide Emissions 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs

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6.13 Parking 7A Amenity 7.3 Designing Out Crime 7.4 Local Character 7B Design Amenity 7C Heritage 7D Open Space

Other Material Documentation

Interim Planning Policy Guidance / Documents

SPG 3: Air Quality SPG 4: Refuse and Recycling SPG 10: Noise and Vibration Sustainable Transport for New Development SPD December 2013 SPD10 Conservation Areas and Listed Buildings

BRE Site layout planning for daylight and sunlight DfT Manual for Streets Greater London Authority Best Practice Guidance 'The Control of Dust and Emissions from Construction and Demolition (2006) BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise BS EN ISO 140-3: 1995 Acoustics. Measurement of sound insulation in buildings and of building elements BS EN ISO 10140-2:2010 Acoustics. Laboratory measurement of sound insulation of building elements. Measurement of airborne sound insulation BS 4142 Rating industrial noise affecting mixed residential and industrial areas

In reaching the decision to grant permission, specific consideration was given to the impact of the proposed development on the amenities of neighbouring properties and on the character of the surrounding area as a whole. The proposal is considered acceptable on these grounds, and it is not considered that there are any other material considerations in this case that would warrant a refusal of the application.

2. 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.

3. Construction and demolition 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.

4. With respect to the ‘Noise Mitigation’ condition SPG10 requires: a) A precise sound insulation calculation under the method given at BS EN12354-3: 2000, for the various building envelopes, including the use of the worst case one hour data (octave band

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linear noise spectra from 63 Hz – 4k Hz) by night and day, and also an average of the top 10 LAmax events at night, to arrive at the minimum sound reductions necessary to meet the SPG10 internal data. b) 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. c) Compliance with the internal and external criteria set at SPG10.

5. For developments that require an Air Quality (Dust) Risk Assessment, the report should have regard to the air quality predictions and monitoring results from the Stage Four of the Authority’s Review and Assessment available from the LPA web site and the London Air Quality Network. The report should be written in accordance with the following guidance:

 The Control of Dust and Emissions during Construction and Demolition, SPG, GLA, July 2014  Guidance on the Assessment of dust from demolition and construction’, IAQM, February 2014

6. Where construction works reveal the presence of asbestos, or asbestos is suspected, details of mitigation measures to control the release of asbestos fibres shall be submitted for approval.

7. The London Borough of Ealing Highways Section should be consulted with regard to the provision of wheel washing equipment for vehicles leaving the site during the demolition and construction phases. Contact 020-8825 6017.

8. If the developer has any queries relating to alterations/extensions or other works to the Grade II* Listed Building the Ealing Council's Conservation Officer should be contacted.

Application B – Listed Building Consent – PP/2015/3132

The committee is advised that that the Secretary of State (SoS) has considered the application and given authorisation for the Planning Committee to determine the Listed Building Consent application as they see fit.

Recommendation:

Grant Listed Building Consent subject to the following conditions : Conditions/Reasons

Time limit

1. The development to which this consent relates must be begun not later than the expiration of three years beginning with the date on which the consent is granted.

Reason: To comply with the provisions of Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended, to prevent the accumulation of unimplemented listed building consents and to enable the Local Planning Authority to review the situation at the end of this period if the development has not begun.

Approved Drawings

2. The development hereby approved shall be carried out in accordance with drawing title numbers:

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J2237-C-100 Rev. P2, J2237-C-101 Rev. P2, J2237-C-102 Rev. P2, J2237-C-103 Rev. P2, J2237- SK-001 Rev. P1, 169/L/000 Rev. B, 169/A/001 Rev. B, 169/L/002, 169/A/005 Rev. B, 169/L/500 Rev. B, 169/L/501 Rev. A, 169/L/503 Rev. B, 1010–P–001, 101-P-109 Rev. C, 1010–P–050-A, 1010–P–051 Rev. A, 1010–P–052-A, 1010–P–100-A, 1010–P–301-A, 1010–P–302-A, 1010–P–303, 1010-P-401, 1010–P–110-B, 1010–P–111-B, 1010–P–112 Rev. C, 1010–P–113-A, received 21/08/2015, Design and Access Statement by Brooks/Murray Architects dated November 2014, Exterior Condition Report/Survey by Robert Martell and Partners dated 10th February 2014 (Ref: RMP2920) and Heritage Statement by Architectural History Practice dated November 2014, received 23/12/2014.

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

Procedure with regards historic features

3. Notwithstanding supporting information already submitted, a gazeteer of any additional historic materials, finishes, fittings and fixtures noting which are to be removed and/or altered, and including method statements for safe retention, removals and/or alterations.

Reason: to ensure the recording of original items and protection of retained features In the interests of safeguarding the historic and architectural character of the Listed Building in accordance with Policy 7C of the Council’s Adopted Development Management Development Plan Document, Policies 1.1(h) and 1.2(g) of the Council's Adopted Development Strategy 2026, Policies 7.4, 7.6, 7.8 & 7.9 of the London Plan (2015) and paragraphs 5, 17, 126 and 131 of the National Planning Policy Framework (2012).

New works and finishes/making (interior and exterior)

4. Details of all new interior and exterior materials, decorative finishes, fittings, and fixtures, including roofs, balustrading, or other coverings, windows, blinds, and method statements for installation.

Reason: to ensure all new materials, finishes and other additions maintain the character and significance of the heritage asset, and are compatible with the on-going health of the historic fabric In the interests of safeguarding the historic and architectural character of the Listed Building in accordance with Policy 7C of the Council’s Adopted Development Management Development Plan Document, Policies 1.1(h) and 1.2(g) of the Council's Adopted Development Strategy 2026, Policies 7.4, 7.6, 7.8 & 7.9 of the London Plan (2015) and paragraphs 5, 17, 126 and 131 of the National Planning Policy Framework (2012).

Restriction on cleaning of masonry

5. No cleaning of masonry, other than a gentle surface clean using a nebulous water spray, is authorised by this consent without permission first being obtained in writing from the local planning authority. Details of any proposed cleaning of masonry shall be submitted to and approved in writing by the local planning authority before any such work is begun, and the work shall thereafter only be carried out in accordance with the approved details.

Reason: In the interests of safeguarding the historic and architectural character of the Grade II* Listed Building in accordance with Policy 7C of the Council’s Adopted Development Management Development Plan Document, Policies 1.1(h) and 1.2(g) of the Council's Adopted Development Strategy 2026, Policies 7.4, 7.6, 7.8 & 7.9 of the London Plan (2015) and paragraphs 5, 17, 126 and 131 of the National Planning Policy Framework (2012).

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Repair to any damage to Listed Building

6. Any damage to the building caused by or during the course of the carrying out of the works permitted shall be made good within 6 months of the completion of the development in accordance with a specification agreed in writing with the local planning authority, and shall thereafter be permanently maintained.

Reason: In the interests of safeguarding the historic and architectural character of the Listed Building in accordance with Policy 7C of the Council’s Adopted Development Management Development Plan Document, Policies 1.1(h) and 1.2(g) of the Council's Adopted Development Strategy 2026, Policies 7.4, 7.6, 7.8 & 7.9 of the London Plan (2015) and paragraphs 5, 17, 126 and 131 of the National Planning Policy Framework (2012).

Informatives:

1. The decision to grant Listed Building Consent has been taken having regard to the following local, regional and national planning policies and to all relevant material considerations including Supplementary Planning Guidance/Documents:

National Planning Policy Framework (2012)

12. Conserving and enhancing the historic environment.

London Plan - Consolidated (2015):

7.8 Heritage Assets and Archaeology 7.9 Heritage Led Regeneration

SPD 10 Conservation Areas and Listed Buildings

In reaching this decision, specific consideration was given to the impact of the proposals on the designated heritage assets. It is considered that subject to appropriate safeguarding conditions, and having considered all objections/comments received from stakeholders and interested parties to date; the proposal would accord with the relevant planning policies and guidance and any resultant harm to the designated heritage assets would be outweighed by the public benefits of securing an optimum viable use for the designated assets.

Site Description

The site is located on the northern side of the Western Avenue (the A40) in Perivale, to the East of Bideford Avenue.

The site comprises the frontage (southern end) of the main Hoover Building which is a Grade II* art deco listed building. This part of the building comprises vacant offices. The building is currently owned by Tesco.

To the rear (north) of the frontage is a Tesco supermarket, defined as a primary shopping frontage on the Local Plan Proposals Map, with a large car park and a petrol station beyond, which extends to the elevated Central Line/Network Rail railway lines, one of the transport routes defined as a Green Corridor in the Local Plan Policies Map.

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To the east of the site is a car park serving Tesco (as well as the main rear car park) with the rear gardens of two storey inter war housing fronting Rydal Crescent beyond.

There is an open green area enclosed by low walls, piers and formal gates and railings that are Grade II listed to the south of the building, which is not part of the site, which forms a setting to the Hoover Building. This frontage green area is defined as part of the Green Corridor that is based on Western Avenue. Beyond Western Avenue to the South is Metropolitan Open Land (MOL) and Community Open Space.

To the west of the site is Building No. 7 of the Hoover Site which has permission to be a restaurant with banqueting facilities on the upper floors. Vehicle and pedestrian access to the overall Hoover site and Tesco car park is from a mini roundabout in Bideford Avenue to the North of Building 7.

North of this access on the east side of Bideford Avenue, backing on to the Tesco site is two storey inter war housing, with similar housing extending to the west of Bideford Avenue. On the west side of the junction of Bideford Avenue and Western Avenue is a small parade of shops/commercial premises.

The subject site also includes part of an underground car park that lies beneath the Tesco supermarket and its car park. Access to this underground car park is off a roundabout within the Tesco/Hoover site.

The site lies within the A40 Corridor as referred to in the Ealing Local Plan. The A40 is a Strategic Route.

The Proposal

Planning permission is sought for revised proposal for the change of use of the currently vacant office building (B1) to residential use (C3) to provide 66 residential units (18 studios, 23 one- bedroom, and 25 two-bedroom flats) with associated car parking and refuse storage.

This proposal comprises internal and external alterations to facilitate the conversion into flats comprising the following:  external alterations including the provision of a replacement roof;  the removal of internal partitions;  the installation of intermediate floors at ground floor level and within the replacement roof;  the removal of existing roof plant,  the provision of new internal partitions;  alterations to existing window openings at second floor level to provide doors to a new second floor level roof terrace;

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 the provision of windows within the existing ventilation openings on the rear elevations;  the provision of a green roof and wall screen at roof level to the rear;  alterations to the existing raised steps to the west of the building;  external refurbishment of the building including concrete repairs;  repainting, redecoration and replacement of missing tiles, and  the provision of an external refuse and recycling storage area to the west of the building.

The new units would have use of 25 underground car parking spaces and 6 surface level disabled car parking spaces together with 78 underground cycle parking spaces.

Listed building Consent is also sought for internal and external alterations including:

 external alterations including the provision of a replacement roof;  installation of intermediate floors at ground floor level and within the replacement roof;  the removal of existing internal partitions and the provision of new internal partitions;  the removal of roof plant;  alterations to existing window openings at second floor level on the front elevation to provide doors to a new second floor level roof terrace;  the provision of windows on the rear elevation;  external refurbishment of the building including concrete repairs;  repainting and replacement of missing tiles, and  the removal of side steps to the west of the building.

Relevant Planning History

Application Development Description Decision and Number Date 91/1156 Formation Of Single Level Underground Car Park Together Granted With Provision Of Ramp Access In Association With Unconditionall Redevelopment Scheme Approved For Former Hoover Site y 27/03/91 Ref 957/28. (Duplicate Application) 10-10-1991 91/0847 Partial Demolition, Refurbishment Of Buildings 3 And 7 And Granted Extension Of Buildings 1 And 3 To Provide Retail Superstore Unconditionall And Offices. (Details Of Architectural And Historic Survey And y Schedule Of Items To Be Retained Pursuant To Condition 10) 05-06-1991 82/0c14 Demolition Of Part Of Existing Building, Internal Alterations Granted And Erection Of Four Storey Rear Extension (Listed Building) Conditionally Glc 30-07-1982 00957/45 Erection Of Petrol Filling Station Together With Alterations To Granted Car Park And Internal Circulatory System. Conditionally 16-12-1993 PP/2010/2632 & Installation Of New Entrance/Exit Doors To Existing Opening Refused PP/2010/2633 Of Main Entrance, Incorporating Glazed Automatic Sliding 09/2010 Doors (And Pp/2010/2633 For Listed Building Consent) PP/2013/1911 & Change Of Use From Office (Use Class B1) To Restaurant Granted PP/2013/2004 (A3) At Ground Floor And Banqueting At First And Second Conditionally Floor Level (Sui Generis) 20/05/2013 PP/2015/0204 & Internal and external alterations to the listed building and the Pending

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PP/2015/0205 change of use of the currently vacant office building (B1) to (Non- residential use (C3) to provide 66 residential units (18 studios, determination 23 one-bedroom, and 25 two-bedroom flats) with associated Appeal car parking and refuse storage. pending)

Consultation:

Public:

The proposal was advertised by way of 11 site notices within 200metres radius of the application site on 03/07/2015. The proposal was also advertised by a newspaper notice. No response was received by the end of consultation on 24/07/2015.

The revised proposal was advertised by way of 11 site notices within 200metres radius of the application site on 04/09/2015. The proposal was also advertised by a newspaper notice. No response was received by the end of consultation on 25/09/2015.

External:

Consultee Comments Officer Response Ealing Civic Comments on PP/2015/0204 and 0205 still The proposed loss of Society relevant to these applications - The Society commercial floor space would would prefer the building to remain as offices, have been contrary to policy; but if not practical to do so, we reluctantly however, in light of the accept change of use to residential, providing submitted marketing report, the all the heritage features are retained and site is not viable for re- restored. In addition, an undertaking through occupation as an office or condition should be made to provide regular alternative employment use, public access to common parts of the general thus the principle of the change heritage area e.g. Open House Days. Also a of use is considered to be condition requiring the constitution of a appropriate. management company that ensures sufficient sums of money are put aside for regular It is considered that the maintenance of the heritage features. The proposal would not result in any absence of on-site amenity space an adequate harm to the historic character of s106 contribution should be provided in the building. compensation. Considering the restricted layout The Society is likely to comment further on of the proposal, the possibility of these applications after its meeting on allowing the general public 02/10/2015. access to the common parts is unlikely.

The on-site outdoor amenity space provision subject to s106 contributions towards off-site amenity improvements would be acceptable and would provide high quality environment for prospective occupiers.

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The applicant/developer has indicated that development would be maintained by a management company.

Further comments received would be included in the appropriate briefing note to members.

Crime No objection. Most of the Secured By Design Noted and appropriate condition Prevention issues are covered in Part 1, Section 8 of the recommended in report. Design Advisor D&A (Met Police) The one aspect I would look to encourage is the installation of secondary access control on communal doors on each floor.

Secondary Access Control: Secured By Design states in Section 24.12 Where there are ten or more residential dwellings served by a communal entrance, secondary secure door sets (PAS 24:2012 or equivalent) with complementary access control are required on each floor to compartmentalise the blocks" Thames Water Yet to receive comments. Noted. Officer notes Thames Water’s comments on similar application that is pending

No objection with respect to sewerage infrastructure capacity. With regards to water supply, this comes within the area covered by the Affinity Water Company. Environment Comments on PP/2015/0205 still relevant to It is recommended that these Agency this application - No objection with respect to matters be included as water infrastructure. However, the applicant informatives within any grant of needs to be made aware that Environment planning permission. Agency operates a groundwater monitoring station to the east of the site, and therefore request continual access to this monitoring station throughout construction works on site.

Transport for No objection subject to a s106 agreement on Noted. London Travel Plan. Ward No response Noted Councillors

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Historic England Comments on PP/2015/0204 still relevant to Noted. this application - The application should be determined in accordance with national and local policy guidance and on the basis of your specialist advice.

Internal:

Consultee Comments Officer Response Transport No objection subject to a legal agreement to It is recommended that these Services secure s106 payment of £18, 000 towards matters be included within any road safety improvements and travel plan, and grant of permission. The conditions on revised travel and servicing applicant has agreed to the plan. s106 payment.

Regulatory No objection subject to conditions on noise Noted. It is recommended that Services Insulation of between ground floor A1 use and these matters be included within (Pollution dwellings (adjacent and above), noise any grant of permission Technical) Mitigation within dwellings, roof top/external plant noise mitigation, noise from external air source heat pump plant and air Quality Environmental No objection. Noted. Services (Refuse) Landscape and No objection. Noted. Tree Officer Leisure Services There is no objection to the proposed The applicant has agreed, to & Major Projects development however given the insufficient the payment of £214, 615 in the (Landscape and on-site amenity space, a section 106 payment local public open space which is Nature of £214, 615 to mitigate this deficiency/impact. considered to be appropriate. Conservation) This contribution should result in the qualitative enhancement of available facilities at Ealing Central Sports Ground and Pitshanger Park both located within 500m of the site.

Development Comments on PP/2015/0205 still relevant to Noted. Programme this application - The council’s independent (Housing) assessor has considered the applicants Manager viability appraisal and confirms that it is correct. This scheme of ten units cannot support an affordable housing contribution.

This said, there is no objection to the proposed development as the developer has proposed a contributions of £727,385 towards off-site affordable housing provision, equating to 7 units. Children’s No objections. Adequate school spaces within Noted. Services/Property the local area Officer Energy & Recommended conditions with respect to Officer Response: Noted. It is

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Sustainability Comments on PP/2015/0205 still relevant to recommended that these items Officer this application - Energy, renewable energy be included within any approval. monitoring and BREEAM including monitoring.

Planning Policy No objections: The methodology and Noted. conclusions drawn appear to be proportionate and reasonable.

Conservation Comments on PP/2015/0204 and 0205 still Noted. Officer relevant to this application - Raises no objection to the amended proposals subject to appropriate safeguarding conditions. The Conservation officer’s comments are incorporated in this report and full comments can be found on the application files.

Planning Policies:

Please see informative section above for a full policy list

Reasoned Justification/Remarks:

This proposal has been assessed against the relevant policies of the Adopted Development (Core) Strategy, the London Plan - Consolidated (2015), the Ealing Development Management Development Plan 2013 and Interim Supplementary Planning Guidance/Documents. The key issues in the assessment of this planning application are:

 The principle of the proposal;  Density;  Impact on the significance of the Historic Environment;  Impact on Heritage aspects and Design  Impact of the proposals on the Heritage Building  Potential Impact on Neighbouring Occupiers  Housing Mix and Affordable Housing including Vacant Building Credit (VBC)  Proposed Living Conditions  Environmental Health (Noise, Air, Land & Light Pollution)  Highways, Transport, Parking and Servicing;  Energy & Sustainability  Crime Prevention;  Flood Risk, and  Community Infrastructure Levy.

A detailed assessment of the proposal is set out as follows:

The principle of the proposal

Adopted Ealing Development Management DPD (DM DPD) policy 4A lays out criteria for when the change of use from employment will be permitted for sites outside of Strategic Industrial Locations and Local Sites of Industrial Significance.

DM DPD policy 4A states that: Page 21 of 36

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Outside of SIL, LSIS, and Site Allocations change of use from employment uses, or the redevelopment of the site for a non-employment use, may be permitted where all of the following can be demonstrated;

16) The site is not viable for re-occupation (including renewal and refurbishment) b) The site is not viable for an alternative employment use (including small offices where appropriate)

16) The proposal does not constrain or undermine neighbouring employment uses

The supporting text to DM DPD policy 4A states explains that a site is not viable for re-occupation as an employment use where it is not lettable at a reasonable market rate for a period of two years or more, as advised by the London Land for Industry and Transport SPG, or where necessary refurbishment can be shown to be uneconomic. This assessment would also need to consider whether a part of the building would be viable for reoccupation, or viable for an alternative employment use.

In addition, increasing the current housing stock is an important strategic objective for the London Borough of Ealing, supported by London Plan policy 3.3. London Plan policy 3.4 aims to ensure that development proposals achieve the maximum intensity of use compatible with local context.

The proposed development would provide for refurbishment of the existing buildings which are currently vacant and underused. The proposals would result in the more efficient use of existing buildings, sharing of resources and the redevelopment of previously developed land and the creation of new uses within existing heritage building. The new development would have numerous benefits for the wider community providing additional homes.

Therefore, the principle of the proposal is considered to be acceptable.

Density

The area has a Public Transport Accessibility Level (PTAL) of 3 which is identified as being a ‘good’ level of accessibility.

It is considered that the site is located within a suburban area as defined by Table 3.2 of the London Plan (2015) which is demonstrated by the site’s location and policy 3.4 of the Ealing Development Management Development Plan which states that ‘Appropriate density ranges in Ealing will normally be: Central in Ealing Metropolitan Town Centre, Urban in Acton, Greenford, Hanwell and Southhall Town Centres and Suburban in the rest of the Borough’.

The resultant density on site would be as follows:

Units per hectare: 1/ 0.205 ha (site area) x 66 (number of units) = 321 units per hectare

Habitable rooms per hectare: 1/ 0.205ha (site area) x 139 (habitable rooms) = 678 habitable rooms per hectare

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Table 3.2 of the London Plan indicates that on suburban sites of 2.7-3.0 hr/unit and with a PTAL of 3 the acceptable density range will be 50-95 u/ha and 150 - 250 hr/ha. These figures illustrate that the proposed development would be higher than normally appropriate for a Suburban setting.

Notwithstanding this, the density matrix in the London Plan is only a guide and should not be rigidly applied. Density is only an indicative measure of the scale and intensity of a development. The main thrust of London Plan policy 3.4 is to ensure development should optimise housing output for the different types of location, whilst taking account of the local context, design and transport capacity.

As such the residential density is considered acceptable in this context; given as stated elsewhere the residential quality across the scheme is generally of a good standard in a location adjacent to good public transport options and where future occupiers would have access to a wide good range of goods and services.

The requirement for additional homes is also a key priority of national, regional policy, and local policy.

Impact on the significance of the Historic Environment

NPPF Section 12, London Plan policy 7.8, Ealing’s Development Strategy 1.1(h) and 1.2 (h) and Development Management DPD policy 7C are relevant to development of heritage assets.

Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) sets out the obligation on local planning authorities to pay special regard to safeguarding the special interest of listed buildings, preserving their settings and preserving or enhancing the character or appearance of conservation areas.

The National Planning Policy Framework (NPPF) sets out the Government's policies for decision making on development proposals. At the heart of the framework is a presumption in favour of 'sustainable development'. Conserving heritage assets in a manner appropriate to their significance forms one of the 12 core principles that define sustainable development.

The impact of the proposal needs to be balanced against securing the optimum viable use of the building and the public benefit the scheme brings. Section 12 of the NPPF covers the historic environment and defines listed buildings and conservation areas as “designated heritage assets”. Paragraph 132 of the NPPF gives great weight to the conservation of a heritage asset’s significance. The case for proportionality is outlined in terms of the greater the importance of the asset then the greater this weight should be to its conservation. Paragraph 133 advises that where a proposal would lead to substantial harm or total loss of significance to a designated heritage asset then consent should be refused unless it can be demonstrated that it is necessary to achieve substantial public benefits that outweigh the harm. Paragraph 134 advises that where a proposal would lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

Viable uses fund future maintenance of buildings and ensure the future conservation of an asset. The optimum viable use is defined as one “which causes the least harm to the significance of the asset, not just through necessary initial changes but also as a result of subsequent wear and tear and likely future changes”. It is acknowledged that some of the proposals to the building do cause ‘less than substantial harm to the building’s significance’ however, it has been demonstrated that as office space the building is obsolete for modern uses and cannot continue in this use. Without a viable use for the building it would become empty and deteriorate in condition. Options such as a mixed office and residential use have been tested and still been found to be unviable. The use of the Page 23 of 36

Planning Committee 07/10/2015 Schedule Items 02 & 03 building for residential use, with a new infill extension to maximise the provision of affordable housing on the site, would therefore bring forward welcomed repairs and improvements to the building.

The London Plan sets out the Mayor’s commitment to protect and enhance London’s historic built environment, to promote conservation-led regeneration, and the re-use of redundant or under used buildings. It also sets out policies with aim to support culture and tourism and economic and social regeneration.

Impact on Heritage aspects and Design

Section 16 of the Planning (Listed Buildings and Conservations Areas) Act 1990 states that in considering whether to grant listed building consent for any works the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering applications which affect Listed Buildings, Local Planning Authorities must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

The NPPF states that Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposed development. Great weight should be given to the asset’s conservation, the more important the asset, the greater the weight should be.

London Plan policies 7.8 and 7.9, DS policy 1.1(h) and DM DPD policy 7C are also relevant with regard to heritage assets such as the Grade II* listed building in question. While London Plan policies 7.1, 7.2, 7.3, 7.4, 7.5 and 7.6, policy 1.1(j) in the Development Strategy and Ealing Local Variation to London Plan policies 7.3 and 7.4 and policy 7B of the Development Management DPD are relevant with regards to the design of new development.

Impact of the proposals on the Heritage Building

An assessment and conclusions drawn of the impact of the proposals on the significance of the Historic building, is set out as follows:

Demolition:

The proposal includes the demolition of the internal stud walls and concrete partitions on all the floors, and the removal of the existing roof. Although it is an integral part of the building, their wood and concrete construction and architectural merit results in a somewhat diminished appearance of the building.

Therefore there is unlikely to be any impact on the significance of the heritage building from the afore-mentioned demolition. The removal of the existing roof and replacement with a larger roof is considered a having minimal impact on the significance on the heritage assets having regard for the overall merits of the scheme.

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Replacement roof:

The most significant external alteration would be the provision of a replacement roof. The proposed new roof would be hip to match the design of the existing roof and would retain the existing pitch height. However it would be larger than the existing roof extending towards either end of the building and would involve a minor change in roof pitch. The new roof would also contain strip roof lights to provide daylight to upper floor flats. The existing roof plant which is located at either end of the roof would also be removed to facilitate the new roof. The replacement roof would be constructed from metal roof panels such as Kingspan Trapezoidal Roof Panels.

The proposed materials (matte-type metal cladding panel with low reflectance and a grey colour) subject to conditions would be suitable for the building.

The proposed replacement roof is considered to be appropriate in terms of its scale, height and massing and would not have a detrimental (‘less than substantial impact harmful impact ‘) impact on the character and historic significance of the Grade II* Listed Building. It is considered that the removal of the existing unsightly roof plant provides the opportunity to enhance the appearance and character of the building when viewed from Western Avenue. The breaking up of the continuous glazed roof light gives vertical alignment with the large ground-first floor windows on the main façade.

Overall, the proposed replacement roof has been sympathetically designed retaining key internal features and spaces which would not have a significant detrimental impact on the building.

External alterations to the elevations:

The few minor alterations are: inserting new windows into the rear of the towers and removal of ramp and stairs, added by Tesco’s and extensive repair works to the facades, including concrete repairs, replacing the missing tiles and fresh paint, all of which aims to restore elements of historic character damaged by wear.

The proposed alterations to the existing building have been designed to minimise change to the street views of the principle elevations. The insertion of new windows would not appreciably alter the appearance of the building, so this proposal is acceptable.

External alterations removing the staircase and ramp to the western of the building:

The external staircase and ramp would be removed from first floor upwards. These are not historic and would not have any substantial impact harmful impact, and are considered to be acceptable.

Internal alterations and partitioning associated with residential conversion:

The main entrance and staircase with two lifts have been identified as the most significant elements of the interior of the building. The two side stair enclosures have also been identified as elements of interest.

The central core will remain mostly intact with all original features preserved. Only minor alterations at ground and second floors will be made, such as a new door in keeping with the existing doors and the relocation of basins

While the two side stair enclosures have some interest, they are considered of less significance than the central stair core. It is proposed to include the very top part of the enclosure within the units at Page 25 of 36

Planning Committee 07/10/2015 Schedule Items 02 & 03 the top of the stairs. The existing vertical strip windows can be seen externally, however, this is not visible in the interior where the stair wraps around the enclosure and therefore this intervention will not have any detrimental effect on the character of the building.

Associated internal alterations would also be undertaken within the Listed Building to allow for the conversion to take place. Original fabric would be retained within the building where possible. The proposed internal alterations and intermediate mezzanine floors seeks to minimise intervention to the built fabric by using existing walls and partitions where possible and the removal of modern partitions to reinstate room proportions.

Overall the sub-division of spaces with partitions has been carefully detailed so as to have a minimal intrusion on the internal fabric and respond to existing window openings.

New build (bin store) element fronting the adjacent restaurant and access into the site

The new build element for refuse storage fronting the adjacent restaurant and the access into the site would be finished in matching design and materials to the listed building and provides a contemporary take to the fenestration pattern used within the Listed Building itself. This proposed building would respect the proposal of the covered passage way and the height of the building would not protrude above this covered passage way. It is considered that the proposal would result in a ‘less than substantial harmful impact’ to the setting of the heritage assets.

Conclusion

The resultant design of the scheme is, therefore, considered to preserve the special interest of the listed building. The layout responds to the existing urban form and creates a coherent townscape. The new build element would not detract or compete with the listed buildings on site and allows the building to remain the dominant element in the streetscape.

Overall, it is considered that the harm described above is 'less than substantial' and therefore needs to be assessed in accordance with NPPF paragraph 124, which states that where proposals cause less than substantial harm to designated heritage assets, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. The proposals offer a range of public benefits that could outweigh the less than substantial harm to the listed building set out above.

It is considered that the development furthers the objectives of policies 7.4, 7B and 7C of the Ealing Development Management Development Plan with regard to design, scale and appearance. The development is considered to be on balance to be compatible with the surroundings by providing a residential development, which would enhance the area.

Potential Impact on Neighbouring Occupiers

Ealing Development Management DPD Policy 7B and London Plan policy 7.6 are relevant in relation to the amenity impact of the development.

The nearest residential properties are to the east, facing on to Rydal Crescent. The rear façade of these properties is located circa 48m away and the rear boundary of their gardens is located 2m away. Given the distances and that there is only minor alterations proposed, the properties on Rydal Crescent are not expected to be materially affected in terms of loss of amenity, despite the introduction of a residential use in the building.

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Planning Committee 07/10/2015 Schedule Items 02 & 03

Housing Mix and Affordable Housing

The NPPF states that in order to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should plan for a mix of housing based on current and future demographic trends; identify the size, type, tenure and range of housing that are required in particular locations, reflecting local demand; and where it is identified that affordable housing is needed, set policies for meeting this need on site, unless off-site provision or a financial contribution can be robustly justified.

London Plan policy 3.8 states that new development should offer a range of housing choices, in terms of the mix of housing sizes and types, taking account of the housing requirements of different groups and the changing roles of different sectors. With respect to the mix for market housing, the latest Ealing Strategic Housing Market Assessment SHMA says that the preferred housing mix for market housing is 20% 1 bed, 40% 2 beds, 30% 3 beds and 10% 4 beds.

The housing mix of the proposed 66 residential units is 18 x studios flats (27%), 23 x one-bedroom flats (34%), and 25 x two-bedroom flats (37%).

The development would fail to meet the Council’s preferred housing mix and would not provide family units (which are classified as units with 3 beds + by the London Plan Housing SPG). However it is acknowledged that the site is not necessarily suitable for the provision of more family housing due to the site constraints including the under-provision of amenity space. It is also acknowledged that the site is located within Perivale where the housing stock is primarily made up of family housing. On balance it is therefore considered that the development would contribute towards providing a greater range of housing choice in the local area and would contribute towards the overall housing mix within Ealing.

In accordance with Ealing Core Strategy policy 1.2, Ealing Development Management Policy 3A and London Plan policy 3.13 developments with 10 or more residential units are required to provide 50% affordable housing provision.

With respect to tenure mix, Ealing Core Strategy policy 1.2 Ealing Development Management Policy 3A and London Plan policy 3.11 require a 60:40 split between rented and intermediate housing.

The current tests for legal agreements are set out in Regulation 122 (2) of the CIL Regulations 2010 and the guidance within the NPPF. The three tests as set out in Regulation 122(2) require s106 agreements to be:

 Necessary to make the development acceptable in planning terms;  Directly related to the development; and  Fairly and reasonably related in scale and kind to the development.

The NPPF emphasises that to ensure viability, the costs of any requirements likely to be applied to development, such as infrastructure contributions should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable.

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Planning Committee 07/10/2015 Schedule Items 02 & 03 development. Following the withdrawal and further discussions, the developer proposed and agreed uplift in the proposed number of units with the Council.

It is acknowledged that the quantum of affordable housing proposed is less than desired under policy but is nevertheless considered acceptable based on the assessment of viability.

Proposed Living Conditions

Provision of Single Aspect Flats: North Facing:

The London Housing SPG standard 5.2.1 states that developments should avoid single aspect dwellings that are north facing, exposed to noise levels above which significant adverse effects on health and quality of life occur, or contain three or more bedrooms.

Policy 7B of the Council’s Development Management DPD states that new development must achieve a high standard of amenity for users and for adjacent uses by ensuring good levels of daylight and sunlight. The supporting text to this policy states that single aspect dwellings are unlikely to be acceptable where they are north facing.

There is an issue regarding the quality of the proposed housing relating to the provision of seven (7) single aspect units (marked * on the schedule of areas below) representing 10% of the proposed units. The outlooks for these units are likely to be the roof of the Tesco supermarket containing plant and machinery. However, the proposed green roof and screen at roof level would improve outlook for future residents.

The daylight and sunlight assessment submitted demonstrates that these proposed flats would meet the requirements of the Building Research Establishment Site Layout Planning for Daylight and Sunlight (2011).

The Council’s Regulatory Services department has advised that a BS: 4142 noise assessment of the plant noise is required taking account of the full hours of operation of this plant and machinery to ensure appropriate mitigation is implemented. Appropriate conditions are recommended.

Provision of Single Aspect Flats: South Facing:

The planning policy framework including the National Planning Practice Guidance (NPPG), London Plan Policy 7.15, Ealing Development Management DPD Policy 7A and SPG 10 all require new noise sensitive development to be separated from major noise sources and for suitable noise mitigation to be provided through the use of internal layout in preference to sole reliance on sound insulation. These policies also seek to avoid residential units in a completely sealed environment with mechanical ventilation where windows need to be closed at all times.

The planning policy framework requires alterations to the layout of the development in the first instance before insulation is considered. However it is acknowledged that this listed building has a deep footprint and that it would therefore be difficult to avoid single aspect units. The proposal provides 19 single aspect south flats facing onto Western Avenue (A40) including south facing bedrooms. The Council’s Regulatory Services department has reviewed the acoustic report and has Page 28 of 36

Planning Committee 07/10/2015 Schedule Items 02 & 03 advised that a BS: 4142 noise assessment of the plant noise is required taking account of the full hours of operation of this plant and machinery to ensure appropriate mitigation is implemented. Appropriate conditions are recommended.

Overheating – Solar Gain:

The Daylight and Sunlight Assessment submitted with the planning application indicates that minus the sole exception of one bedroom at lower ground floor level, which is the second of the two bedrooms serving duplex unit 13 with an ADF of 0.66%, the development demonstrates how the design of the single aspect south facing flats will avoid overheating during summer months.

Internal Living Space and Housing Quality Standards:

London Plan policy 3.5, The London Plan Housing SPG and Ealing Development Management DPD policy 3.5 all require good quality residential development to be provided.

The Council has reviewed the submitted Schedule of Areas (Brooks Murray Architects October 2014) and detailed below, and all of the proposed flats meet the minimum internal floor space requirements set on in London Plan table 3.3 (Minimum space standards for new development) and Appendix 4 of the London Plan Housing SPG. The proposed development also appears to comply with the floor to ceiling height requirements within the London Plan Housing SPG.

Ground Floor Flat Occupancy Floor Area sqm London Plan Standard Complies 01 2B 3P 75.7 74 Yes 02 1B 2P 95.1 50 Yes 03 1B 2P 83.9 50 Yes 04 1B 2P 85.2 50 Yes 05 1B 2P 83.9 50 Yes 06 1B 2P 69.9 50 Yes 07 1B 2P 51.7 50 Yes 08 1B 2P 71.3 50 Yes 09 1B 2P 55.1 50 Yes 10 1B 2P 54.2 50 Yes 11 1B 2P 54.2 50 Yes 12 1B 2P 55.1 50 Yes 13 2B 4P 85.1 83 Yes 14 2B 4P 100.6 83 Yes

First Floor Flat Occupancy Floor Area sqm London Plan Standard Complies 15 2B 3P 71.6 61 Yes 16 2B 3P 78.4 61 Yes 17 Studio 41.7 39 Yes 18 2B 4P 88.9 70 Yes 19 Studio 41.4 39 Yes 20* 1B 2P 69.5 50 Yes 21 Studio 41.6 39 Yes

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22* 1B 2P 65.1 50 Yes 23 2B 3P 82.4 61 Yes 24* 1B 2P 58.2 50 Yes 25* 1B 2P 63.0 50 Yes 26* 1B 2P 60.1 50 Yes 27 2B 3P 81.5 61 Yes 28* 1B 2P 65.3 50 Yes

29 Studio 41.6 39 Yes 30* 1B 2P 69.2 50 Yes 31 Studio 41.4 39 Yes 32 Studio 41.3 39 Yes 33 2B 4P 88.6 70 Yes 34 2B 3P 79.0 61 Yes 35 2B 3P 69.9 61 Yes

Second Floor Flat Occupancy Floor Area sqm London Plan Standard Complies 36 2B 4P M 114.2 79 Yes 38 1B 2P 56.8 50 Yes 39 Studio 42.3 39 Yes 41 Studio 40.5 39 Yes 42 2B 3P 63.9 61 Yes 44 Studio 40.4 39 Yes 45 Studio 41.5 39 Yes 47 2B 3P 63.9 61 Yes 48 Studio 40.0 39 Yes 51 Studio 41.0 39 Yes 54 Studio 40.3 39 Yes 55 2B 3P 63.9 61 Yes 57 Studio 41.5 39 Yes 58 Studio 39.0 39 Yes 60 2B 3P 63.5 61 Yes 61 Studio 41.2 39 Yes 63 Studio 42.3 39 Yes 64 1B 2P 55.8 50 Yes 66 2B M 114.2 79 Yes

Third Floor (Roof level) Flat Occupancy Floor Area sqm London Plan Standard Complies 37 1B 2P 52.8 50 Yes 40 2B 3P 83.7 61 Yes 43 2B 3P 84.4 61 Yes 46 2B 3P 80.1 61 Yes 49 2B 3P 76.4 61 Yes 50 Studio 50.0 39 Yes 52 1B 2P 54.4 50 Yes 53 2B 3P 83.9 61 Yes

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56 2B 3P 84.4 61 Yes 59 2B 3P 84.5 61 Yes 62 2B 3P 83.5 61 Yes 65 1B 2P 51.7 50 Yes

In compliance with policy 3.8 of the London Plan, all of the dwellings should be designed to Lifetime Homes Standards and 10% should be designed to be wheelchair accessible or easily adaptable for wheelchair users.

External Amenity Space

The proposed, private and communal garden space and children’s play space would normally be required in accordance with Ealing Development Management DPD Policy 7D and the London Plan Housing SPG.

The development provides private amenity space for 10 units at second floor level which would provide a sufficient quantum of private amenity space for those units. The provision of balconies is not possible given the building’s Grade II* listed status. It is understood that the green roof to the rear of the building would not be accessible as an amenity terrace.

Given the under-provision of amenity space the development, the Council would require financial contributions to upgrade the local public open space and children’s play areas.

S106 contribution has been recommended to mitigate problems caused by the development, as follows:

Proposals Reasons / justification Total cost 1 The contribution should be used for The site is in an area of £214, 615 improvements (derelict tennis courts on the severe local park deficiency site which could be upgraded to mixed and there is a lack of onsite sports use, additions to paths to make more space, thus a section 106 usable) to Ealing Central Sports Ground, payment would be required to located due west of site and within improve a nearby local 500metres of site. In addition, improvements space. to play, circulation and general landscaping to Pitshanger Park, located within The proposal has included 1000metres of the site due south and across extra roof top terraces for the Western Avenue. some flats around 11 private terraces, but these are still The funding could be spent within 12 months quite small and would not of it being approved by the council but this is fulfil the amenity space also dependant on the conditions around the requirements for this availability/release of the funding as set out development. There will be in any S106 agreement. 52 new apartments in total within the development, and each unit would require 15m2 of amenity space with a grand total of 780m2.

The site is also partially cut off from the south by the A40

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and active recreation in an area of high pollution is not ideal so use of the surrounding open spaces is necessary

Total Cost £214, 615

Environmental Health (Noise, Air, Land & Light Pollution)

London Plan policy 7.14 relates to air quality and London Plan policy 5.21 relates to contaminated land. London Plan Policy 7.15 ‘Reducing noise and enhancing soundscapes’ states developments should seek to reduce noise by minimising the existing and potential adverse impacts of noise on, from within, or in the vicinity of development proposals.

The front of the site may also be subject to problems of air quality due to the traffic on Western Avenue. Sealed windows to bedrooms and other sensitive rooms and mechanical ventilation will be required with the intake needing to be provided away from Western Avenue. Appropriate condition is recommended to ensure compliance.

To avoid harm for the occupiers of the intended residential use of the site and the local area, details of remediation, treatment, and mitigation measures should be submitted in a Contamination Report as part of any future application.

Therefore, the Council’s Regulatory Services Department has recommended that any external lighting on site be conditioned to achieve compliance with the recommended standards and guidance.

It is considered that the proposal would be acceptable with the implementation of the above conditions.

Highways, Transport, Parking and Servicing

London Plan policies 6.1, 6.3, 6.9, 6.10, 6.11 and 6.13, NPPF Chapter 4 (Promoting Sustainable Transport) and Ealing Development Strategy policies 1.1(f) and (g) are relevant with regards to transport issues.

Council’s Transport Officer and Transport for London has assessed the proposal against the relevant policies, and has strongly advised that the Travel Plan be secured via a legal agreement

S106 contributions have been recommended to mitigate problems caused by the development, as follows:

Proposals Reasons / justification Total cost 1 In order to carry out road safety An analysis of the three year collision £18, 000 improvements (a raised table, or data over the extended study possible widening of the pedestrian (01/12/11 – 30/11/14) shows that refuges, additional bollards, yellow there were forty three personal injury lines) at the junction of Dawlish accidents. This is made up of forty Avenue and Bideford Avenue and for one slight and two serious accidents. travel plan monitoring. Nine of the accidents involved a

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pedestrians and one involved a The funding could be spent within 24 cyclist. Also, seven accidents months of the build out of the occurred on the section of Bideford development if approved by the Avenue between Teignmouth council, but this is also dependant on Gardens and Tavistock Avenue. Out the conditions around the of the seven accidents and one availability/release of the funding as involved a cyclist. set out in any S106 agreement. There were three personal injury accidents at the junction of Bideford Avenue and Dawlish Avenue in the three year period ending 30/11/14; one involved a cyclist. The accidents were all separate incidents and occurred on a weekday. One occurred during the morning peak (07.34) and the other two occurred outside peak hours (19.10 and 22.40). The main accident causations were “failure to look properly” and speeding.

The main causation factors at the Bideford Ave/Dawlish junctions were “failure to look properly” and “failure to stop”. It is accepted that the proposal will only generate additional pedestrian movements during the morning peak hour (26 two-way+) and evening peak hour (23 two- way) hour.

Given that one of the accidents at this junction and three of the seven accidents in the section of Bideford Avenue between Teignmouth Gardens and Tavistock Avenue occurred during peak hours. However, it is acknowledged that the proposal will result in a reduction of sixty one pedestrian trips daily, but contend that while the an additional pedestrian walking to/from the junction every two to three minutes, cumulatively over a period of time, this will increase the exposure to accident risk during peak hours. Total Cost £18, 000

The development would provide twenty five (25) car parking spaces in the existing underground car park and six (6) disabled car parking spaces at surface level thirty one (31) car parking spaces in total).

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The provision of thirty one (31) spaces, equating to a ratio of 0.38 would comply with the parking standards for such a development in a moderate PTAL 3 rating area. This development also provides electric car parking spaces, with a further 20% as passive charging points under the provision of London Plan policy 6.13 and Development Strategy policy 1.2(k).

Notwithstanding the details contained in the travel plan, the Council would require by way of a condition, details of the management of the underground car park to demonstrate how controlled access would be provided and how future residents would be prevented from parking in spaces which are not allocated to the development.

The pedestrian access from the flats to the underground car park is across the access roundabout and servicing area via a new 1.8 metres wide footpath route on the southern carriageway edge as it passes the southern car park and Tesco service delivery area. The Council would require further details to ensure implementation and safety of users including the servicing of the existing supermarket.

The development would provide 78 cycle parking spaces located in the underground car park. The submitted information shows that lockable Josta two tier cycle racks would be located with secure cages. This level and type of cycle parking would be supported for this development.

The submitted site layout plan ref 1010–P–100-A shows the location of the refuse and recycling storage area to the west of the building, which is acceptable. However, further details would be required via a condition to detail how refuse service vehicles would enter and exit the site’s bays when delivery vehicles are loading or unloading in the southern car park,

Energy and Sustainability Issues

Planning has an important role in the delivery of new renewable and low carbon energy infrastructure in locations where the local environmental impact is acceptable. Thus all major applications have to demonstrate compliance with policies stated in London Plan chapter 5 – London’s response to Climate Change which requires all developments to make the fullest contribution to the mitigation of and adaptation to climate change and to minimise emissions of carbon dioxide.

Major new residential developments are no longer expected to achieve Code for Sustainable Homes Level 4.

An Energy Assessment was submitted in support of the scheme; however, this has been reviewed by the Council’s Energy & Sustainability Officer who has advised that pre-commencement conditions are required with respect to Energy and CO2 emissions, BREEAM and Sustainability and Energy Monitoring to demonstrate the actual carbon dioxide savings achieved by development in line with London Plan policy 5.2. Applicants should install equipment to monitor renewable/low carbon energy generation in their development and submit this data to the Council. The proposal would, therefore, be considered acceptable in Energy and Sustainability terms with the implementation of the abovementioned measures.

Crime Prevention

S17(1) of the Crime and Disorder Act 1998 places a duty to consider crime and disorder implications on local authorities. In exercising its various functions, each authority should have due regard to the likely effect of those functions on, and the need to do all that it can to prevent, crime and disorder in Page 34 of 36

Planning Committee 07/10/2015 Schedule Items 02 & 03 its area. This requirement is reflected in the NPPF and London Plan policy 7.3 and Development Strategy policy 1.1(h) seek to create safe, secure and appropriately accessible environments.

The Met Designing Out Crime Officer has raised no objection subject to conditions to ensure the secure access to the subject site including how the buildings’ access points will be controlled and secure doors, ground floor and accessible windows are installed and post office/trade release buttons would be installed.

Flood Risk

Policy 10 of the National Planning Policy Framework (2012) states that inappropriate development in areas at risk of flooding should be avoided but where necessary should be safe without increasing flood risk elsewhere. Development can only be considered appropriate when informed by a site- specific Flood Risk Assessment (FRA), following the Sequential Test, and if required the Exception Test. Policy 5.12 of the London Plan (2015) require developments to remain safe and operational under flood conditions while policy 5.13 states developments should aim to achieve greenfield run- off rates and ensure that surface water run-off is managed as close to its source as possible.

The Environment Agency, the utility company and the Council as the Lead Local Flood Agency (from 15-04-2015) have raised no objections to the development, and the development is located in a low risk flood zone 1 and the site is below 1 hectare in size therefore no flood risk assessment will be required with the planning application.

Community Infrastructure Levy

The proposal which provides for market housing is liable to pay the Mayor’s Community Infrastructure Levy (CIL) charge at a level of £35 per m2 of gross internal floor area.

Conclusion:

In recommending conditional planning permission and listed building consent for the proposal, the case officer had special regard to the desirability of preserving the building, its setting, features of special architectural or historic interest which it possesses in accordance with sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

It is also considered that the proposal is acceptable and is in accordance with the relevant adopted Ealing Development Management Development Plan policies and government guidelines, which encourages development within existing urban areas and efficient use of land, the layout, scale and design; impact on adjoining occupiers; traffic and parking; sustainable design and energy reduction. It is considered that subject to appropriate safeguarding conditions, given the nature and of the proposed development and having considered all objections/comments received from stakeholders and interested parties to date, that the proposal would accord with the relevant planning policies and guidance and any resultant harm to the existing heritage assets would be outweighed by the public benefits of the scheme and the positive benefits to the viability and condition of the statutory listed buildings on site.

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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 considered that the recommendation for approval of the grant of permission in this case would not interfere 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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