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Land Bounded by Haverstock Road, Wellesley Road and Vicar’S Road, Gospel Oak

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Land Bounded by Haverstock Road, Wellesley Road and Vicar’S Road, Gospel Oak planning report PDU/2997/01 16 January 2013 Land bounded by Haverstock Road, Wellesley Road and Vicar’s Road, Gospel Oak in the London Borough of Camden planning application no. 2012/6338/P Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Redevelopment of Bacton Low Rise Estate, Gospel Oak District Housing Office and Vicar's Road workshops to provide 290 homes and three employment units within buildings ranging from two to eight-storeys in height, new public realm, landscaping, access and parking. The applicant The applicant is Camden Council, and the architect is Karakusevic Carson Architects. Strategic issues The proposed residential-led regeneration of this site is strongly supported, however, strategic issues with respect to housing, employment, inclusive access, sustainable development and transport should be addressed to ensure accordance with the London Plan. Recommendation That Camden Council be advised that whilst the application is generally acceptable in strategic planning terms, the application does not comply with the London Plan for the reasons set out in paragraph 76 of this report. However, the resolution of those issues could lead to the application becoming compliant with the London Plan. Context 1 On 6 December 2012 the Mayor of London received a letter from Camden Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. On 9 January 2013 the application documentation was received from the Council’s planning consultant. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 19 February 2013 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. page 1 2 The application is referable under Category 1A 1. of the Schedule to the Order 2008: ”Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats”. 3 Once Camden 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 application site is approximately 1.4 hectares, and located in Gospel Oak, south of Hampstead Heath and the mainline to London St. Pancras and Kings Cross. The site exists within a urban setting, with neighbouring residential typologies comprising terrace housing, low to medium-rise flats, and the Bacton residential tower block, just north of the site. The red line boundary extends across two separate parcels of land either side of Wellesley Road: Bacton Low Rise Housing Estate (bound by Haverstock Road to the north, Bacton Tower to the east and Wellesley Road to the south); and, the site of the Council’s District Housing Office and adjacent Vicar’s Road workshops (bound by Wellesley Road to the west, Vicars Road [and development fronting onto Vicars Road] to the south, and the railway cutting to the north). 6 The site is currently occupied as follows: Bacton Low Rise Estate: 99 residential flats provided in eight blocks which are located around three courtyards (totalling 14,210 sq.m. [GIA] residential floorspace). District Housing Office: a large office building at 115 Wellesley Road (approximately 2,700 sq.m.); and a Scout’s Hall and Resident’s Hall provided within a collection of temporary buildings (approximately 200 sq.m.) to the rear of 115 Wellesley Road. Vicar’s Road workshops: 16 units over two floors comprising 970 sq.m., of which 14 are currently let for a mixture of uses including small-scale office, storage, light industry and small-scale manufactrue. 7 There are two listed buildings within close proximity of the site: the Grade I Listed St. Martin’s Church (located on the junction of Vicar’s Road and Wellesley Road); and, the Grade II Listed Former French School (which is located on Vicar’s Road adjacent to the District Housing Office plot). 8 Chalk Farm London Underground station (Northern Line) is within one kilometre of the site, and Gospel Oak Station is also within acceptable walking distance, offering London Overground services. In addition, three bus services are available within a 400 metre walk from the site. The public transport accessibility level of the site is three (moderate) on a scale of one to six, where six is excellent. Details of the proposal 9 The proposal is for comprehensive redevelopment of the Bacton Low Rise Estate, Gospel Oak District Housing Office and Vicar's Road workshops to provide: 290 homes; three employment units (285 sq.m., Class B1); and, new public realm, landscaping, and access. page 2 Case history 10 On 20 July 2012, a pre-planning application meeting was held at City Hall to discuss this scheme. Whilst the information available at that time was not sufficient to provide a full assessment of the proposals, the advice issued by GLA officers on 3 August 2012 stated that the comprehensive regeneration of the Bacton Low Rise estate and the Gospel Oak District Housing Office site was supported in strategic planning terms, but further work and consideration was required to address issues with respect to housing; urban design; inclusive access; energy and climate change; and, transport. Strategic planning issues and relevant policies and guidance 11 The relevant issues and corresponding policies are as follows: Housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy; Providing for Children and Young People’s Play and Informal Recreation SPG; Affordable housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy Density London Plan; Housing SPG; Employment London Plan; Land for Industry and Transport SPG; Urban design London Plan; Inclusive access London Plan; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM); Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy Transport and parking London Plan; the Mayor’s Transport Strategy; Crossrail London Plan; and, Mayoral Community Infrastructure Levy. 12 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 2010 Camden Core Strategy; 2010 Camden Development Policies; 2010 Camden Proposals Map; and, the 2011 London Plan. 13 The following are also relevant material considerations: The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework; The draft Revised Early Minor Alteration to the London Plan; and, The Camden Site Allocations DPD (Submission Stage). Principle of development 14 The Bacton Low Rise Estate is a committed redevelopment proposal within Camden Council’s Community Investment Programme and is identified as a deliverable housing site in the Council’s five year housing supply forecast. The Camden Council cabinet report of 12 September 2012 indicates that existing residents at the estate are generally supportive of a comprehensive regeneration of the site, in order to address a number of persistent issues compounded by the built fabric of the existing estate. page 3 15 The Gospel Oak District Housing Office site and adjacent workshops are identified as a proposed development site within the submission stage Camden Site Allocations DPD, which promotes a residential-led mixed use redevelopment of the site. 16 GLA officers are of the view that the proposed redevelopment of the Bacton Low Rise estate and adjacent Gospel Oak District Housing Office site and workshops represents a comprehensive intervention to promote the regeneration of this park of Gospel Oak, and the principle of this development is strongly supported in strategic planning terms. Housing 17 The regeneration proposal would result in the demolition of 99 existing flatted residential dwellings at the Bacton Low Rise Estate. Policy 3.14 of the London Plan resists the loss of housing, including affordable housing, without its planned replacement at existing or higher density. This policy states that, at least, equivalent floorspace should be provided in housing redevelopments. Bacton Low Rise Estate housing benchmark 18 Whilst the estate originally comprised entirely social rented accommodation, a small number of units have been purchased by tenants under the ‘right to buy’ scheme. The Mayor’s Housing SPG (2012) clarifies that ‘right to buy’ properties should not be included within the affordable housing benchmark for the estate. Based on the information available GLA officers understand that the existing residential schedule at the site is as set out in the table below. Unit type Social rented Private Totals One-bedroom 0 0 0 Two-bedroom 33 5 38 Three-bedroom 49 7 56 Four-bedroom 5 0 5 Total units 87 12 99 Total floorspace 12,509 sq.m. 1,701 sq.m. 14,210 sq.m. 19 This establishes a benchmark for the estate of 12,509 sq.m. affordable housing and 1,701 sq.m. private market housing, against which the regeneration proposal will be assessed. The regeneration proposal 20 The table below sets out the accommodation schedule for the Bacton Low Rise regeneration proposal. Unit type Social rented Intermediate Private Totals One-bedroom 14 0 64 78 Two-bedroom 46 0 76 122 Three-bedroom 33 10 31 74 Four-bedroom 5 0 5 10 Five-bedroom 5 0 0 5 Six-bedroom 1 0 0 1 Total units 104 10 176 290 Total floorspace 12,799 sq.m.
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