Planning Committee 07/10/2015 Schedule Item 02 & 03
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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 Page 1 of 36 Planning Committee 07/10/2015 Schedule Items 02 & 03 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: Page 3 of 36 Planning Committee 07/10/2015 Schedule Items 02 & 03 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.