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Land to the North of Grant Road Clapham Junction in the London Borough of Wandsworth Planning Application No

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Land to the North of Grant Road Clapham Junction in the London Borough of Wandsworth Planning Application No planning report D&P/4428/01 12 February 2018 Land to the north of Grant Road Clapham Junction in the London Borough of Wandsworth planning application no. 2017/6864 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Demolition works and construction of three buildings ranging from 6 to 20 storeys in height comprising mixed use development including a total of 139 residential units, a school and a place of worship and flexible commercial uses together with landscaping, play area and open space including a Multi-Use Games Area. The applicant The applicant is Winstanley and York Road Regeneration LLP and the architects are HTA, Figure Ground and HBBR. Strategic issues summary Principle of development: The redevelopment of the currently underutilised site for a mixed use residential-led scheme is strongly supported. Provision of a temporary MUGA and a community use agreement (in association with the school) must be secured. (Para’s 16-21) Affordable housing: The applicant proposes 31% affordable housing (by habitable room) comprising solely affordable rented tenure. The affordable housing will be used to decant residents from the wider estate. Due to the cost of the replacement place of worship and school the provision of 31% affordable housing exceeds the maximum level. In recognition of the early delivery of affordable housing for decant, the drawdown of the deficit may be appropriate. GLA officers will scrutinise the applicant’s viability assessment to determine the level of deficit. Should a level of deficit be established, GLA officers will work with the Council and the applicant to determine how to recognise this in the viability of the master plan site. (Para’s 22-30) Design: further discussion required on ground floor layout of blocks A and C. Design detail including defensible space, materials, elevational treatment and environmental mitigation measures should be secured to ensure the highest design quality is achieved on all elements of the scheme. (Para’s 31-34, 37-46) Outstanding issues regarding Transport and Energy must also be addressed. Recommendation That Wandsworth Council be advised that while the scheme is broadly supported, it does not yet comply with the London Plan and draft London Plan for the reasons set out in paragraph 61 of this report; however, the possible remedies set out in that paragraph could address these deficiencies. page 1 Context 1 On 12 January 2018, the Mayor of London received documents from Wandsworth Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008, the Mayor must provide the Council with a statement setting out whether he considers that the application complies with the London Plan and draft London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Categories 1(B)(c) and 1C(c) of the Schedule to the 2008 Order: • 1B(c) ‘Development (other than development which only comprises the provision of houses, flats or houses and flats) which comprises or includes the erection of a building or buildings – outside the Central London and with a total floorspace of more than 15,000 square metres’ • 1C(c) ‘Development which comprises or includes the erection of a building of more than 30 metres high and is outside of the City of London’ 3 Once Wandsworth Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The site is situated to the north of Grant Road and currently comprises a car park, standalone garages, multi-use games area as well as green space fronting Plough Road. The site also contains part of Thomas Baines Road. 6 The site forms part of the wider 1960’s Winstanley and York Road housing estates. Clapham Junction Railway Station lies to the south of the site. Adjacent to the site on Grant and Plough Roads are midrise residential blocks. 7 The site has a PTAL rating of 6b (on a scale of 1-6b where 6b has the highest amount of public transport accessibility) indicating high public transport accessibility. Clapham Junction rail station immediately adjoins Grant Road to the south and there are 16 bus routes within an acceptable walking distance. The Winstanley/York Road Estates are bound by the A3205 York Road to the north, Plough Road to the west, Grant Road to the south and Falcon Road and Ingrave Street to the east. The A3205 York Road forms part of the Transport for London Road Network. Cycle Superhighway 8 runs along York Road. Details of the proposal 8 Wandsworth Council identified the Winstanley and York Road Estates, along with the Bramlands area adjacent to Clapham Junction station, as an area with opportunity to provide current and future residents with new homes through redevelopment. Master planning for the 13- hectare site has been in progress since 2013. In 2017 the Council established a joint venture (JV) partnership with Taylor Wimpey to deliver the project. page 2 9 The applicant proposes demolition works and the construction of three buildings ranging from 6 to 20 storeys in height comprising mixed use development including a total of 139 residential units, a school and place of worship and flexible commercial uses together with landscaping, play area and open space, a new Multi Use Games Area, car parking, the realignment of Thomas Baines Road and other associated works. The application does not include the demolition of any existing residential units, and the redevelopment of the site forms a standalone part of the regeneration to the estate. The proposal includes 93 private residential units (housed in block C), and 46 affordable units (housed in block A), to be used to decant residents from the wider estate, a relocated Thames Christian College and Battersea Chapel Baptist Church and a replacement MUGA. The remainder of the estate is expected to come forward for redevelopment separately in the future. The planning merits of any future application for estate regeneration are not considered within this report; any future application will be determined on its own merits against all relevant planning policies. Case history 10 On 29 September 2017, a pre-application meeting was held with GLA officers regarding the above proposal (D&P/4428). The principle of the redevelopment of the site for residential and social infrastructure uses was strongly supported; however, concerns regarding the following strategic issues were raised; affordable housing, residential quality, design quality, energy, sustainability and transport. 11 Given the strategic priority afforded to maximising affordable housing delivery through planning, and the Mayor’s requirements with regards to estate regeneration, following the pre- application meeting, further meetings and discussions were held between the applicant, Wandsworth Council and the GLA to discuss the affordable housing strategy and viabilty. 12 The applicant and Wandsworth Council have also entered into informal discussions with the GLA regarding the wider regeneration of the York Road/Winstanley Estate. A formal pre- application meeting has been scheduled in February 2018. Strategic planning issues and relevant policies and guidance 13 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Wandsworth Local Plan Core Strategy 2016, Wandsworth Local Plan – Development Management Policies 2016, Wandsworth Local Plan – Site Specific Allocations Document 2016 and the London Plan 2016 (consolidated with alterations since 2011) 14 The following are also relevant material considerations: • The National Planning Policy Framework, • National Planning Practice Guidance. • Draft London Plan (consultation draft December 2017) 15 The relevant issues and corresponding policies are as follows: • Estate regeneration London Plan; Good Practice Guidance to Estate Regeneration; Affordable Housing and Viability SPG • Social infrastructure London Plan; Social Infrastructure SPG • Housing London Plan; Housing SPG; Housing Strategy; Affordable Housing and Viability SPG; Play and informal recreation; Character and context page 3 • Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG • Inclusive design London Plan; Accessible London: achieving an inclusive environment SPG • Transport London Plan; the Mayor’s Transport Strategy • Climate change London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy Principle of development 16 The site is located within the Clapham Junction Opportunity Area, which the draft London Plan identifies for a minimum of 2,500 new homes. The redevelopment of currently underutilised sites to provide additional private and affordable housing is strongly supported in accordance with London Plan Policy 3.3 which seeks to increase London’s supply of housing and Policies H1 and H3 of the draft London Plan which seek to ensure boroughs optimise the potential for housing delivery on underutilised sites. 17 In addition, the replacement MUGA is strongly supported in accordance with London Plan Policy 3.19 and Policy S5 of the draft London Plan. The applicant proposes to construct a temporary MUGA on adjacent land to mitigate any loss as part of proposal for the permanent re- provision. The provision of a temporary MUGA must be secured.
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