GOODMAYES HOSPITAL

PRE-APPLICATIONDOCUMENT STATEMENT TITLE MONTH YEAR OCTOBER 2015

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CONTENTS

Key Design Team Members: Introduction 05 Existing Site Overview 06 Client/Applicant: NELFT

Development Advisor: BNP Paribas Planning History 08 Architect/Masterplanner: Ingleton Wood LLP Planning Background 09 Planning Consulant: Ingleton Wood LLP Planning Policy Review 10 Highways Consultant: Peter Brett Associates Planning Analysis 14 Heritage Consultant: CGMS Planning Application Format 15

Flood Risk and Drainage: Rossi Long Consulting Wider Masterplan 16

Energy/Sustainability Consultant: Ingleton Wood LLP Existing Site Analysis 18 Arboricultural Consultant: Indigo Surveys LTD Exisiting Site Uses 22 Ecology: Indigo Surveys LTD Existing Scale and Fabric 23 Landscape: TBC Urban Grain 24 Topography 27 Site Constraints 28 Existing Site Access 31 Existing Built Heritage 32

Initial Proposals 35 Developing Built Form 36 Masterplan Evolution 38 Illustrative Masterplan 39 GOODMAYES HOSPITAL Summary of Proposed Alterations 42 Client - NELFT Principles of Conversion 46 Job No. 31123 IW 31123 PRE APPLICATION STATEMENT REV A01 Relevant Housing Typologies 48

Author: FP Checked: CS Principles of Neighbourhoods 50 Date: OCTOBER 2015 Proposed Quantum of Development 52

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 King George Hospital

Goodmayes Hospital Seven Kings Water Seven

Goodmayes Hospital

Tantalon House

Barley Lane

Goodmayes Sports Field

Introduction 1.0

Sunflower Court

4 5

The brief for the site seeks to facilitate the conversion of the opportunity to a range of would-be purchasers, whilst ensuring that redundant Goodmayes Hospital site into an attractive and significant any permission is embedded with the appropriate design quality residential address. controls to protect the unique character and status of the site.

It is the intention of the Applicant, North East London Foundation Trust Initial studies indicate that the development quantum achievable (NELFT), to obtain planning permission for the areas of the estate no on the Goodmayes Hospital site is likely to be in the range of 200-300 longer deemed critical to the operation of its primary function as a residential units, distributed in a manner appropriate to the context publicly-funded healthcare provider. The Applicant recognises the and subject to a definitive mix of typologies to be established via a Barley Lane significance of the site both in terms of its physical contribution to future Reserved Matters application. The delivery of these housing Allotments the Metropolitan Green Belt and also its earmarked status as a Major numbers is likely to be achieved through a combination of new Developed Site with the potential to make a significant contribution build development and conversion of existing buildings. NELFT towards the London Borough of Redbridge’s (LBR) future housing owns further land on the wider site to the south which falls within growth. Early discussions with LBR have confirmed in principle the Adopted Development Plan for the area that is likely to offer a the suitability of the site as a location for significant residential future phase of primarily residential development, although it is not development. considered as part of this application process.

Brookside Given the Applicant’s status as a public organisation, it does This document provides an overview of the physical, statutory, and not intend to develop the site itself moreover, upon the receipt political status of the site and offers a synopsis of the Applicant’s of planning consent, it intends to market the site to residential planning strategy alongside initial design studies that form the first developers in order to retain focus on its core activities. As such step of wider engagement in the formal planning process. it is the intention of the Applicant to seek a sufficiently flexible planning consent to ensure the site remains an attractive and viable Existing Illustrative Site Plan

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Aerial View looking North

Site Ownership Extents

SiteProposed Boundary Development Boundary Aerial View looking West Aerial View looking East Existing Site Overview 1.1 Tree Retained - Tree Survey Cat: A Tree Retained - Tree Survey Cat: B

Tree Retained - Tree Survey Cat: C

Trees Outside of Site 6 7

Tree to be Removed - Tree Survey Cat: B The wider Nelft site ownership covers an area of approximately 18.6 Barley Lane (B117) is located to the east of the site with established The topography of the Goodmayes application site is generally level, Proposed Development Area = 8.38 ha ha and is located in the eastern part of the Borough (see ‘Wider residential uses, including a recent development by Bellway Homes, although it sits on a plateau and the landscape falls away around Tree to be Removed - Tree Survey Cat: C Masterplan’ ). located to the south and east. Playing fields and open space, as the fringes, notably towards the west and south. well as allotments are located to the south and west of the site. Two A number of buildings are located on the site which are associated temporary car parks, which previously accommodated buildings There are a number of mature trees located across the site. A blanket Tree to be Removed - Tree Survey Cat: D with the site’s use as a hospital. A significant proportion of these used for health related purposes, are located toward the western Tree Preservation Order (TPO) covers the majority of the trees on the buildings are currently vacant, although the wider site continues boundary of the site, with open space beyond. site. to function as an operational hospital as well as providing an administrative base for NELFT. The buildings provided on the site of the Goodmayes Hospital cover The majority of the site falls with Flood Zone 1 where there is a a footprint of 18,182 m² and provide 248 car parking spaces. No low probability of flooding. A small section of the site’s western The site sits within the Metropolitan Greenbelt and the Goodmayes dedicated cycle parking is provided on the site. boundary falls within Flood Zone 2 (medium probability) and 3 (high Hospital and peripheral buildings are themselves locally listed. This probability) of flooding. designation covers the principal buildings, which are; the main Whilst a number of buildings on the site are no longer considered echelon buildings; the main hall; the water tower; the laundry and to be fit for purpose, Sunflowers Court, a new mental health facility, The principal access to the site is taken from Barley Lane and workshop blocks; the superintendent lodge; and the line of houses was opened in 2011 and provides a 91-bed campus covering 6,500 provides both access and egress. The site has a PTAL of 2. and cottages on Barley Lane. The buildings on the site range from m² of floor space, together with 120 car parking spaces and 42 one to three storeys in height, although the principal range of the cycle spaces. Further south within the wider site ownership is the perimeter echelon buildings is typically two story. Brookside Centre, an in-patient mental health facility for children and adolescents. King George Hospital is located to the north of the site and is connected via internal footpaths, a peripheral link road, and a small area of shared surface level car park.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 The Development Plan

The adopted Development Plan in so far as it relates to the site, comprises the following documents.

•The London Plan (2011)

•London Borough of Redbridge, Local Development Framework Core Strategy Development Plan Document (March 2008)

•London Borough of Redbridge, Local Development Framework Borough Wide Primary Policies Development Plan Document (2008)

•London Borough of Redbridge, Crossrail Corridor Area Action Plan (2011)

The key policies that have been used to inform the initial development proposals are summarised in ‘Planning Policy Review 2.5’.

The Proposals Map which accompanies the Local Development Framework identifies that the entire site is identified as falling within the Metropolitan Green Belt. The site is, however, allocated as a Major Developed Site in the Green Belt. The allocation includes King George Hospital to the north, and playing fields and allotments to the south. A Site of Nature Conservation Importance runs to the west of the site, although a small part of the allocation extends into western part of the site. The area to the west is also identified as being part of the Blue Ribbon Network. The site is shown as being approximately 300 metres from Goodmayes Local Centre.

The site is identified in the Crossrail Corridor Action Plan as an Opportunity Site which is considered to offer significant development opportunities within the plan period. The policy further advises that planning permission will be granted for proposals that use sites in a sustainable manner.

Goodmayes Hospital, Barley Lane, Goodmayes is identified as site CC0S26 which extends to 15.05 ha. The document identifies the preferred future use as being health/residential/education and that it has the potential to provide 120 dwellings (approximately). The site isidentified as being delivered in phasing period 2 (2011-2016).

The supporting text advises that sites identified within the policy are considered to be appropriate in principle for the development over the plan period and that the Council seek to achieve development which ensures the efficient use of land.

Planning History 2.0 Planning Background 2.1

8 9

The following table provides as an overview of the Material Considerations major planning applications which have recently Planning Ref No. Descrpition Status been granted on the site. The following documents have also been considered in the preparation of 335/08 & 11/09/02 Goodmayes Hospital (development of two Approved the initial design proposals: storey mental health unit).

0121/99 Goodmayes Hospital (extension to existing Approved •The National Planning Policy Framework, 2012 hospital). •Amenity Space and Residential SPG, 2009 0531/98 King George and Goodmayes Hospital Approved (partial demolition of existing building and •Urban Design Framework SPG, 2004 construction of extension of laundry facility and new clinical mental health facilities). •Affordable Housing SPD, 2009

0970/13 Screening Opinion as to whether Environmental •Trees & Landscaping SPD, 2006 Environmental Impact Assessment is Impact Assessment required for outline application for erection not required The key sections of the National Planning Policy Framework that have been of 92 residential dwellings, change of use of used to inform the initial development proposals are summarised in ‘Planning existing buildings to provide 120 residential Policy Review 2.5’. dwellings, change of use of existing hall to either leisure or community use, means of access to Barley Lane, internal access road together with other associated works and landscaping.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Planning Policy Review: Planning Policy Review: Planning Policy Review: Planning Policy Review: Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge 31123 - 9th October 2015 31123 - 9th October 2015 31123 - 9th October 2015 31123 - 9th October 2015

Planning Policy Review 3.1-3.7 hr/unit 40-100 u/ha 80-210 u/ha 175-355 u/ha Policy 5.7 Renewable energy, advises that major development proposals should provide 2.7-3.0 hr/unit 50-110 u/hr 100-240 u/ha 215-405 u/ha Policy 3.10 Definition of affordable housing, advises that affordable housing includes a reduction in expected carbon dioxide emissions through the use of on-site renewable In accordance with Section 38 (b) of the Planning and Compulsory Purchase Act 2004, Table 3.2 social rented and intermediate housing provided to specified eligible households whose energy generation, where feasible. consideration is given to the adopted Development Plan for this site, which comprises: needs are not met by the market. The site has a PTAL rating of 2 and is considered to occupy suburban location. Policy 5.10 Urban greening, advises that development proposals should integrate urban • The London Plan (2011) Policy 3.11 Affordable housing targets, advises that Boroughs should seek to maximise greening, such as new planting in the public realm, from the beginning of the design • affordable housing provision and, in order to give impetus to a strong and diverse process. London Borough of Redbridge, Core Strategy Development Plan Document (March Dwelling type GIA 2008) (bedroom (b)/persons- intermediate housing sector, 60% of the affordable housing provision should be for (sq m) • London Borough of Redbridge, Borough Wide Primary Policies Development Plan bedspaces (p)) social rent and 40% for intermediate rent or sale. Policy 5.12 Flood Risk Management, states that The Mayor will work with relevant Document (2008) Flats 1p 37 agencies to address current and future flood issues and minimise risks in a sustainable • Policy 3.12 Negotiating affordable housing on individual private residential and mixed and cost effective way. Crossrail Corridor Area Action Plan (2011) 1b2p 50 use schemes, advises that the maximum reasonable amount of affordable housing 2b3p 61 The London Plan 2011 should be sought having regard to current and future requirements for affordable Policy 5.13 Sustainable Drainage advises that unless practical reasons demonstrate 2b4p 70 housing at local and regional levels; affordable housing targets; the need to encourage otherwise, a development should utilise sustainable drainage systems (SUDS). 3b4p 74 The Goodmayes Hospital and peripheral buildings are locally listed. The designation rather than restrain residential development; the need to promote mixed and balanced covers the principal buildings, which are the main echelon buildings, the main hall and 3b5p 86 communities; the size and type of affordable housing need in particular locations; and Policy 6.1 Strategic approach, states that The Mayor will encourage patterns and nodes water tower, the laundry and workshop blocks, the superintendent lodge and the line of 3b6p 95 the specific circumstances of individual sites. of development that reduce the need to travel, especially by car; seek to improve the houses and cottages on Barley Lane. 4b5p 90 accessibility of public transport, walking and cycling; and supporting development that 4b6p 99 Policy 3.14 Existing housing, advises that the loss of housing, including affordable generate high levels of trips at location with high public transport accessibility. The London Plan is the overall strategic plan for London, and it sets out a fully integrated 2 storey houses 2b4p 83 housing, should be resisted unless the housing is replaced with at existing or higher economic, environmental, transport and social framework for the development of the 3b4p 87 densities with at least equivalent floorspace. Policy 6.3 Assessing the effects of development on transport capacity, advises that capital to 2031. It forms part of the Development Plan for Greater London. 3b5p 96 development proposals should ensure that impacts on transport capacity at both corridor 4b5p 100 Policy 5.1 Climate change mitigation, advises that The Mayor seeks to achieve an and local level are fully assessed and provided for. Workplace travel plans and overall reduction in London’s carbon dioxide emissions of 60% (below 1990 levels) by construction logistics plans should be prepared in support of planning applications. Policy 1.1 Delivering the strategic vision and objectives for London, advises that growth 4b6p 107 2025. will be supported and managed across all parts of London to ensure it takes place within 3 storey houses 3b5p 102 the current boundaries of Greater London without encroaching on the Green Belt or Policy 6.9 Cycling states that development should provide secure, integrated and 4b5p 106 London’s open spaces. Policy 5.2 Minimising carbon dioxide emissions, states that development proposals accessible cycle parking facilities in line with adopted standards: 1 space per 1 or 2 bed 4b6p 113 should make the fullest contribution to minimising carbon dioxide emissions in unit and 2 per 3 or more bed unit. Policy 3.3 Increasing housing supply advises that Boroughs’ should seek to achieve and accordance with the energy hierarchy: Be lean (use less energy), Be clean (supply exceed the relevant minimum borough annual average housing target. A Borough Policy 3.5 Quality and design of housing developments, advises that housing energy efficiently) and Be green (use renewable energy). Major residential development Policy 6.10 Walking advises that development proposals should ensure high quality should identify and seek to enable development capacity to be brought forward to meet developments should be of the highest quality internally, externally and in relation to should achieve a 40% reduction in carbon dioxide emissions over the Building pedestrian environments and emphasise the quality of the pedestrian and street space. this target having regards to the other policies of the London Plan. their context and to the wider environment, taking account strategic policies to protect Regulations Target Emission Rate for 2013-2016 and be zero carbon from 2016-2031. and enhance London’s residential environment and attractiveness as a place to live. The Major development should include a detailed energy assessment to demonstrate how Policy 6.13 Parking states that development must provide parking for disabled people, Policy 3.4 Optimising housing potential, advises that taking into account local context design of all new housing developments should enhance the quality of local places, they targets are to be met. meet the minimum cycle parking standards and provide for the needs of businesses for and character, the design principles in Chapter 7 and public transport capacity, taking into account physical context; local character; density; tenure and land use mix; delivery and servicing. Parking for residential development in areas of good public development should optimise housing output for different types of location within and relationships with, and provision of, public, communal and open spaces, taking Policy 5.3 Sustainable design and construction states that development proposals transport accessibility should aim for significantly less than 1 space per unit. Adequate relevant density ranges – see Table 3.2. particular account of the needs of children and older people. Boroughs should seek to should demonstrate that sustainable design standards are integral to the proposal, parking spaces for disabled people must be provided, preferably on-site. ensure that new development reflect minimum space standards (see table 3.3) and the including its construction and operation. design of all new dwellings should take account of factors relating to ‘arrival’ at the Use Class Required provision Setting Public Transport Accessibility Level (PTAL) building and the ‘home as a place of retreat, have adequately sized rooms and Policy 5.5 Decentralised energy networks, states that the Mayor prioritises the convenient and efficient room layouts, meet the changing needs of Londoners over their 1 space per 1 or 2 bed unit 0 to 1 2 to 3 4 to 6 development of decentralised heating and cooling networks at the development and C3 (Dwellings) Suburban 150-200 hr/ha 150-250 hr/ha 200-350 hr/ha lifetimes, address climate change adaptation and mitigation and social inclusion area wide levels. Developers should prioritise connection to existing or planned 2 space per 3 or more bed unit 3.8-4.6 hr/unit 35-55 u/ha 35-65 u/ha 45-0 u/ha objectives and be conceived and developed through an effective design process. decentralised energy networks where feasible.

3.1-3.7 hr/unit 40-65 u/ha 40-80 u/ha 55-115 u/ha Policy 7.1 Building London’s neighbourhoods and communities, advises that Policy 3.7 Large residential developments advises, that Proposals for large residential Policy 5.6 Decentralised energy in development proposals, states that development development should enable people to live healthy, active lives; should maximise the 2.7-3.0 hr/unit 50-75 u/ha 50-95 u/ha 70-130 u/ha development including complementary non-residential land uses are encouraged in proposals should evaluate the feasibility of Combined Heat and Power (CHP) systems opportunity for community diversity, inclusion and cohesion; and should contribute to Urban 150-250 hr/ha 200-450 hr/ha 200-700 hr/ha areas of high public transport accessibility. and select energy systems in accordance with the following hierarchy: connection to people’s sense of place, safety and security. The design of new buildings and the 3.8-46 hr/unit 35-65 u/ha 45-120 u/ha 45-185 u/ha existing heating or cooling network, site wide CHP network and communal heating and spaces they create should help reinforce or enhance the character, legibility, 3.1-3.7 hr/unit 40-80 u/ha 55-145 u/ha 55-225 u/ha Policy 3.8 Housing choice, advises that Boroughs should ensure that new developments cooling. permeability and accessibility of the neighbourhood. 2.7-3.0 hr/unit 50-95 u/ha 70-170 u/ha 70-260 u/ha offer a range of housing choices; affordable housing is addressed as a key strategic Central 150-300 hr/ha 300-650 hr/ha 650-1100 hr/ha priority; all new homes are built to ‘The Lifetime Homes’ standards; and 10% of new 3.8-4.6 hr/unit 35-80 u/ha 65-170 u/ha 140-290 u/ha housing is designed to be wheelchair accessible.

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Planning Policy Review: Planning Policy Review: Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge 31123 - 9th October 2015 31123 - 9th October 2015

Policy 7.2 An inclusive environment, states that development proposals should explain King George Hospital to the north, and playing fields and allotments to the south. A Site how the principles of inclusive design, including the specific needs of older and disabled of Nature Conservation Importance runs to the west of the site, although a small part of people, have been integrated into the proposed development. the site extends into thewestern part of the site. The area to the west is also identified as being part of the Blue Ribbon Network. The site is shown as being approximately 300 Policy 7.3 Designing out crime, states that development should reduce opportunities for metres from Goodmayes Local Centre. criminal behaviour and contribute to a sense of security without being overbearing or intimidating. Routes and spaces should be legible and there should be an indication of Planning Policy Review 2.3 whether a space is private, semi-private or public, with natural surveillance of publicly accessible spaces. Design should encourage a level of human activity that is appropriate to the location, incorporating a mix of uses to maximise activity through the day and night.

Policy 7.4 Local character states that building, streets and open spaces should provide a high quality design response that has regard to the pattern and grain of the existing spaces and streets in orientation, scale, proportion and mass; contribute to a positive relationship between the urban structure; be human in scale, ensuring buildings create a positive relationship with street level activity and people feel comfortable in their 10 surrounding; allows existing buildings and structures that make a positive contribution to character of a place to influence the future character of the area; and be informed by the surrounding historic environment.

Policy 7.6 Architecture, advises that buildings should be of the highest architectural quality; be of a proportion, composition, scale and orientation that enhances, activates and appropriately defines the public realm; comprise details and materials that complement the local architectural character; not cause unacceptable harm to the amenity of surrounding land and buildings in relation to privacy, overshadowing, wind and microclimate; provide high quality indoor and outdoor spaces and integrate well with the surrounding streets and open spaces; be adaptable to different activities and land uses, particularly at ground level and optimise the potential of sites.

Policy 7.14 Improving air quality, states that development proposals should promote Core Strategy Development Plan Document (2008) sustainable design and construction to reduce emissions from demolition and construction of buildings following the best practice guidance in the GLA and London The Core Strategy provides the spatial and strategic policies to guide development in the Councils’ ‘The control of dust and emissions from construction and demolition’. Borough.

Policy 7.15 Reducing noise and enhancing soundscapes, advises that development Policy Strategic Policy 1: Overall Growth states that growth will be focussed upon the proposals should seek to reduce noise by minimising the potential adverse impacts of hierarchy of town centres. Goodmayes is a local centre, which is third on the hierarchy. noise within or in the vicinity of development proposals. The policy further advises that higher density mixed use development will be permitted in Policy 7.16 relates to the Green Belt states that on a strategic level it is protected from appropriate locations near public transport nodes. inappropriate development. The policy further advises that inappropriate development should be refused except in very special circumstances. Strategic Policy 2: Green Environment states that conservation, protection and enhancement of open space and mitigation of climate change will be achieved by: 1 2 3 4 Policy 7.21 Trees and woodlands states that existing trees of value should be retained. Wherever appropriate, the planting of additional trees should be included in new • Maintaining the existing Green Belt and Metropolitan Open Space boundaries shown developments. on the Proposals Map, where there will be a general presumption against inappropriate development.

Adopted Development Plan Proposals Map Strategic Policy 3: Built Environment advises that the Council will ensure that Borough’s Built Environment will be of a high quality that serves the needs of the residents by, The entire site is identified as falling within the Metropolitan Green Belt. The site is, amongst other things: however, allocated as a Major Developed Site in the Green Belt. The allocation includes 5 6 C:\Users\Chris S\AppData\Local\Microsoft\Windows\Temporary Internet C:\Users\Chris S\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\J21AD58M\Planning Policy Review 09 10 15.docx Files\Content.Outlook\J21AD58M\Planning Policy Review 09 10 15.docx Page 5 of 13 Page 6 of 13

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Planning Policy Review: Planning Policy Review: Planning Policy Review: 7 8 9 Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge 31123 - 9th October 2015 31123 - 9th October 2015 31123 - 9th October 2015

• Preserving the architectural and historic interest of listed buildings and their settings. that it possesses. The policy advises that development likely to prejudice these aims will Policy BD1 – The policy advises that all forms of development must incorporate high • Requiring all new buildings to be built to a high standard and in accordance with the be refused. quality sustainable construction techniques. In order to gain planning permission a principles of sustainable construction. development proposal must amongst other things: • Requiring spaces around buildings to be well landscaped. The policy states that that the Council will encourage the re-use of vacant or underused • Requiring all new development to respect the amenity of adjoining properties. listed buildings by approving proposals that contribute positively to conservation areas • be compatible and contribute to the distinctiveness and character of an area. 10 11 12 13 either individually or as part of a wider strategy of regeneration. • be of a building style, mass, scale and density that is appropriate to the locality. Strategic Policy 6: Movement and Transport, seeks to reduce car dependence, • realise potential of land. encourage sustainable transport, and reduce greenhouse gas contributions to climate Policy T1 – Sustainable Transports advises that new development will be granted • contribute to the local architecture and design quality. change. planning permission in locations close to public transport nodes. Elsewhere new • ensure that landscaping is an integral element in layout design. development will only be granted planning permission where it incorporates measures • not prejudice the amenity of neighbouring occupiers. Strategic Policy 7: Housing, advises that a minimum of 9,050 quality dwellings will be that demonstrate it will reduce reliance on private vehicles. The policy further advises provided up to 2016/17. The policy advises that this will be achieved by amongst other that all major applications will be required to be accompanied by a Green Travel Plan. Policy BD3 – Density in New Residential Development, states that planning permission things: will be granted for new residential development where it achievies the following Policy T2 - Public Transport advises that proposals that improve the levels of public densities: • Providing a mix of dwelling types. transport availability, usage, quality and attractiveness will be approved. • Providing higher densities close to public transport nodes. • A long main roads, residential and mixed use densities ranging from 30-65 units per • Identifying appropriate sites for additional housing with particular emphasis on Policy T5 relates to Parking Standards and advises that parking will be sought in ha (150-200 habitable rooms per ha) for detached and linked houses, to 50-80 units delivering in areas of greatest need. accordance with Council Standards. The Policy advises that where lower parking per ha (200-250 habitable rooms per ha) for terraced houses and flats, and where it provision is proposed applications will be considered on the basis of green travel is mostly flats, 80-120 units per ha (250-350 habitable rooms per ha). Strategic Policy 8: Affordable Housing, advises that during the period up to 2017, 50% of planning measures, public transport accessibility, the availability of parking and the new housing should be affordable. The Policy advises that this will be sought in character and nature of the development. Policy BD4 – Amenity Space in New Residential Development, advises that in locations developments of 10 or more dwellings, or on sites over 0.5 ha. The Policy further outside town centres the Council will grant planning permission where new development advises that on such sites the Council will have regard to the size of the site, the In terms of parking spaces, they shall be a minimum of 4.8 x 2.4 m in size. provides amenity space in accordance with the following minimum standard: economics of providing affordable housing, the extent to which the provision of affordable housing will prejudice other objectives and the need for a split of 60-40 social Predominant Housing Car Cycle • New converted or extended residential development – 20 m² per habitable room. housing/intermediate housing. C3 Type • Residential development of flats – when a habitable flat is provided with balcony in Dwelling 4+ bed units 2-1.5 spaces per unit 1 stand per unit excess of 4 m², then amenity space requirements for that room shall be reduced to Strategic Policy 12: Planning Obligations advises that developers will be required to Houses 3 bed units 1.5-1 space per unit 1 stand per unit 15 m². make appropriate contributions to offset the cost of providing new physical and social 1-2 bed units 1 to less than 1 per unit 1 stand per unit infrastructure required as a result of their proposals. In respect of amenity space, the Policy advises that it should be:

In terms of cycle parking spaces they should be provided in a convenient safe location, Borough Wide Primary Policies Development Plan Document (2008) • preferably near the main entrance of a development and sheltered from the weather Compatible with the surrounding area, • where possible. In respect of major development the policy requires the provision of Be usable and practical, The document outlines the detailed policies that are used to deliver the strategic secure lockers and storage areas. • Be fit for purpose, objectives and which will be used to assess planning applications. • Incorporate high quality landscaping,

Policy H1 – Housing Provision, advises that the Council will seek to provide their • Achieve freedom from overlooking, and privacy between the rooms of one house Policy E1 – Green Belt and Metropolitan Land, advises that within such areas, and Major minimum target of 9,050 new dwellings through amongst other things: and another. Development Sites set out in Schedule 1, the Council will apply National Policy set out in

PPG2 and any successor. (PPG2 has been superseded by the National Planning Policy • The Policy advises that the Council will calculate amenity space by excluding areas used Framework (NPPF, 2012). Schedule 1 of the document identifies Goodmayes Hospital Major Development Sites in the Green Belt. for parking (such as driveways) and buffer strips less than 1.5 m wide. as a Major Development Site.

Policy H2 – Housing Choice - advises that across all developments, including affordable Policy BD7 – Internal Space advises that for new dwellings, the Council will grant Policy E2 – Nature Conservation, advises that the Council will protect and where housing, the Council will grant planning permission for proposals to provide a range of planning permission where a minimum level of internal space is provided as below: appropriate, enhance the Blue Ribbon Network and landscape features. The policy appropriate housing types and sizes taking into account the location of the proposed

further advises that planning permission will be refused for development which has an development and the needs of different groups. adverse impact on Sites of Nature Conservation Importance. No. of habitable rooms 1 2 3 4 5 Policy CR4 – Provision of Open Spaces, advises that planning permission will be Minimum space (sqm) 35 43 53 70 85 Policy E3 – Conservation of the Built Heritages advises that the Council will only grant granted for new development where it incorporates appropriate open space and planning permission for development proposals that conserve the historic environment of landscape. the Borough. The policy goes on to advise that with regard to locally listed buildings, the Crossrail Corridor Action Plan (September 2011) development proposals must preserve the building or its setting or any features of value

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Planning Policy Review: Planning Policy Review: Planning Policy Review: Planning Policy Review: Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge Goodmayes Hospital, Redbridge 31123 - 9th October 2015 31123 - 9th October 2015 31123 - 9th October 2015 31123 - 9th October 2015

The document was produced in order to outline ways in which the Borough could benefit Policy 7.2 An inclusive environment, states that development proposals should explain inappropriate development, is by definition, harmful to Green Belt and should not be from the arrival of Crossrail and how it can be used to potentially unlock the development how the principles of inclusive design, including the specific needs of older and disabled approved, except in very special circumstances. Substantial weight should be given to of certain vacant/underused sites. The document is intended to provide a specific people, have been integrated into the proposed development. any harm to the Green Belt and very special circumstances will not exist unless the planning frame work to guide future change and generation along the Crossrail corridor. potential harm to the Green Belt, by reason if inappropriateness, and any other harm, is The document allocates opportunity sites for future development, and includes corridor- Policy 7.3 Designing out crime, states that development should reduce opportunities for clearly outweighed by the considerations. wide policies which are intended to be used in determining planning applications within criminal behaviour and contribute to a sense of security without being overbearing or the area. intimidating. Routes and spaces should be legible and there should be an indication of The document advises that the construction of new buildings should be considered whether a space is private, semi-private or public, with natural surveillance of publicly inappropriate in the Green Belt, with the exception of: Policy DCC1 identifies a number of Opportunity Sites that the Council consider to offer accessible spaces. Design should encourage a level of human activity that is appropriate significant development opportunities within the plan period. The policy further advises to the location, incorporating a mix of uses to maximise activity through the day and • Limited infilling of the partial or complete redevelopment of previously developed that planning permission will be granted for proposals that use sites in a sustainable night. sites (brownfield land) whether redundant or in continual use (excluding temporary manner. buildings) which would not have a greater impact on the openness of the Green Belt Policy 7.4 Local character states that building, streets and open spaces should provide a and the purposes of including land within it and the existing development. high quality design response that has regard to the pattern and grain of the existing spaces and streets in orientation, scale, proportion and mass; contribute to a positive relationship between the urban structure; be human in scale, ensuring buildings create a Emerging Planning Policy positive relationship with street level activity and people feel comfortable in their surrounding; allows existing buildings and structures that make a positive contribution to London Borough of Redbridge Core Strategy Review (Preferred Options Review, 2013) character of a place to influence the future character of the area; and be informed by the surrounding historic environment. The Council is undertaking a review of its main local plan known as the Core Strategy which sets out where, when and how growth may take place across the borough. The Policy 7.6 Architecture, advises that buildings should be of the highest architectural Council hope that the document will be adopted toward the end of 2015. quality; be of a proportion, composition, scale and orientation that enhances, activates and appropriately defines the public realm; comprise details and materials that A key element of the Core Strategy Review looks at the potential release of land from the complement the local architectural character; not cause unacceptable harm to the Green Belt. As part of this process the Council have undertaken a Green Belt Review amenity of surrounding land and buildings in relation to privacy, overshadowing, wind (2010) to inform emerging policies. The parts of the review which relate to Goodmayes and microclimate; provide high quality indoor and outdoor spaces and integrate well with Hospital are detailed below. London Borough of Redbridge Core Strategy Review (Preferred Options Review, 2015) the surrounding streets and open spaces; be adaptable to different activities and land uses, particularly at ground level and optimise the potential of sites. The purpose of the Council’s review was to consider whether the existing Green Belt When the Council undertook consultation in 2013, there was a substantial amount of local boundaries were accurately drawn in the context of national guidance and other key objection to the proposed development of the Oakfields Playing Field to provide Policy 7.14 Improving air quality, states that development proposals should promote considerations, notably challenging targets for housing delivery and supporting approximately 800 homes, open space, a school and potentially a health clinic. As a result sustainable design and construction to reduce emissions from demolition and infrastructure, and whether certain sites should be excluded to help facilitate sustainable of this, the Council have reviewed their position and identified four options as to how they construction of buildings following the best practice guidance in the GLA and London balanced development. can satisfy their housing infrastructure needs. Councils’ ‘The control of dust and emissions from construction and demolition’.

Following a detailed assessment of the site, the Green Belt Review concluded that the One of the options identified is to increase the quantum of development proposal at Opportunity Sites Policy 7.15 Reducing noise and enhancing soundscapes, advises that development King George and Goodmayes Hospital site was urban in character and surrounded by Goodmayes and King George Hospitals, as well as the Ford Sports Ground in Seven proposals should seek to reduce noise by minimising the potential adverse impacts of urban development to the east and south. The site is also considered to be disconnected Kings/Chadwell Heath. The supporting commentary identities that it has already been Goodmayes Hospital, Barley Lane, Goodmayes is identified as site CC0S26 which noise within or in the vicinity of development proposals. from the wider Green Belt by the Eastern Avenue. On this basis the site, which extended identified that the proposed land, which is currently allocated as Green Belt, should be extends to 15.05 ha. The document identifies the preferred future use as being to 88ha also included land to the south of the hospital was not considered to meet the realised and identified for development, and accordingly it is considered that this could be health/residential/ education and that it has the potential to provide 120 dwellings Policy 7.16 relates to the Green Belt states that on a strategic level it is protected from purposes of national planning guidance and it was recommended that the area should be extended. However, the supporting text identifies that an increased density of (approximately). The site is identified as being delivered in phasing period 2 (2011- inappropriate development. The policy further advises that inappropriate development completely released from the Green Belt. development would mean less family homes, and more flats. 2016). The supporting text advises that sites identified within the policy are considered to should be refused except in very special circumstances. be appropriate in principle for the development over the plan period and that the Council seek to achieve development which ensures the efficient use of land. Policy 7.21 Trees and woodlands states that existing trees of value should be retained. The Review concluded that in terms of alternative uses, Goodmayes Hospital could be Wherever appropriate, the planting of additional trees should be included in new developed in a manner that was sympathetic to existing buildings and habitats and developments. linkages, and could be used for residential or education purposes. The wider site is Material Considerations identified as having potential for 500-800 dwellings (30-50 dph). As part of the process, a concept masterplan was prepared and which is detailed below. The National Planning Policy Framework (March 2012) Adopted Development Plan Proposals Map

The NPPF states that the purpose of the planning system is to contribute to the The entire site is identified as falling within the Metropolitan Green Belt. The site is, achievement of sustainable development. however, allocated as a Major Developed Site in the Green Belt. The allocation includes

C:\Users\Chris S\AppData\Local\Microsoft\Windows\Temporary Internet C:\Users\Chris S\AppData\Local\Microsoft\Windows\Temporary Internet C:\Users\Chris S\AppData\Local\Microsoft\Windows\Temporary Internet C:\Users\Chris S\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\J21AD58M\Planning Policy Review 09 10 15.docx Files\Content.Outlook\J21AD58M\Planning Policy Review 09 10 15.docx Files\Content.Outlook\J21AD58M\Planning Policy Review 09 10 15.docx Files\Content.Outlook\J21AD58M\Planning Policy Review 09 10 15.docx Page 10 of 13 Page 5 of 13 Page 12 of 13 Page 13 of 13

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 The entire site is identified as falling within the Metropolitan Green Belt (MGB) in “Limited infilling or the partial or complete redevelopment of previously the adopted Development Plan, where development is generally considered developed sites (Brownfield land), whether redundant or in continuing use Careful consideration has been given to the proposed format of the Supporting Documents inappropriate. The site is, however, allocated as a Major Developed Site (MDS) (excluding temporary buildings), which would not have a great impact on planning application to ensure that when it is marketed, the consent is in the Green Belt where limited infilling and redevelopment is, subject to the the openness of the Green Belt and the purpose of including land within it, attractive to a broad range of potential purchasers, and helps secure the The following list identifies the documents that are likely to be required to satisfaction of certain criteria, considered to be acceptable in principle. The than the existing development.” maximum sales value for the Trust. be submitted in support of any planning application:- Development Plan recognises that in order to satisfy its housing target, it will be necessary to develop MDS. The allocation includes King George Hospital The NPPF, unlike Annex C of PPG2, provides no specific guidance by which In this regard, given that the Trust’s intention is to dispose of the site and not • Design and Access Statement to assess development proposals within the Green Belt. On the basis of the implement the planning permission, the consent needs to provide flexibility to the north, and playing fields and allotments to the south. • Planning Statement foregoing, it is evident that whilst the principle of residential development to ensure that a perspective purchaser can easily develop their preferred The suitability of the site for residential development is further identified in the on the site, both through conversion and new build, is acceptable, careful residential model. An Outline Planning Permission, which would establish the • Contaminated Land Assessment Crossrail Corridor Action Plan (2011) which forms part of the Development consideration will need to be given to the impact that any proposal has on principle of development together with some key development parameters, Plan and which was prepared to look at ways in which the Borough the openness of the Green Belt, and the purpose of that land being included whilst allowing detailed mattes, such as layout, appearance, landscaping • UXO Report and scale, to be addressed by a purchaser at the Reserved Matters stage, could benefit from the development of Crossrail, through unlocking the within it. • Archaeological Desk based Assessment development of certain vacant/ nder used sites. The document identifies is, therefore, considered the most appropriate form of planning application. a number of potentially suitable sites of which the Goodmayes Hospital In assessing the impact of the proposal on the Green Belt, whilst the NPPF • Transport Assessment site is one. The document states that the site has the potential to deliver a provides greater flexibility, it is considered that Annex C of the now cancelled Given the locally listed status of the buildings to be converted and the •Travel Plan mixture of health, residential and education uses. The development of the PPG2, provides a useful reference. (A point confirmed in initial discussions site’s location within the Metropolitan Green Belt, it is likely that a substantial amount of information in order to assess the impact of the proposed site to provide approximately 120 residential units during the period up to with the London Borough of Redbridge). Specifically, consideration needs •Heritage Impact Assessment 2016, is seen as enabling development that will help facilitate the provision to be given to: the scale of any new development in comparison to existing development will be required to be submitted as part of an application. of enhanced community facilities within the Borough. buildings; the increase in the quantum of floorspace; and the location of For example, any application for the conversion of the existing buildings to •Flood Risk Assessment and Drainage Strategy new buildings on the site. residential will be required to demonstrate that adopted development plan •Phase 1 Habitat Survey and Protected Species Assessment In considering any development proposals in the MDS, the adopted standards relating to, amongst other things, internal space standards can Particularly key is the relationship of the proposed development with the west development plan advises that consideration will be given to PPG 2: Green be complied with. •Reptile & Bat Survey Survey Belts (1995) or any successors. Annex C of PPG2 relates to MDS and advises part of the site and the open space beyond. This area provides views both in in respect of infilling that: and out of the site, across a large undeveloped area of land. Whilst the initial It is considered that this can be achieved, whilst retaining the required •Utilities Survey proposals involve the redevelopment of the two areas of previously developed flexibility provided by an Outline Planning Application. More specifically, •Energy and Sustainability Statement It should: land located towards the south west of the site, which previously contained whilst matters relating to layout, appearance, landscaping and scale buildings associated with the Hospital and are currently used as temporary would be reserved for future determination, an application would identify •Viability Statement (Affordable Housing Statement) (a) have no greater impact on the purposes of including land in the Green car parking, the north western part of the site, which is currently open, will key development parameters in relation to scale, layout and quantum Belt than the existing development; not developed. This area is considered key to retaining the openness of the i.e. the number of residential units that could be provided on site and •Noise Impact Assessment Green Belt and views of the hospital from the west. the height of individual building plots. In addition, the application would •Air Quality Assessment (b) not exceed the height of the existing buildings; and be supported by a site specific Design Guide, outlining the key design As the majority of buildings on the site are locally listed, careful consideration principles that would need to be used to inform the detailed design at the •Arboricultural Impact Assessment (c) not lead to a major increase in the developed proportion of the site. has been given to the proposal to ensure that it both preserves and, where reserved matters application. possible, contributes positively to the buildings and their settings, and that •Landscape and Visual Impact Assessment With regard to redevelopment, Annex C of PPG 2 states that; any features of value are retained. Particularly important are the views of In initial meetings with LB Redbridge Planners they have confirmed that the buildings/their setting from the west and south of the site. The retention they are satisfied, in principle, with this approach to the submission of an “the complete or partial redevelopment of major developed sites may offer As part of the pre-application discussions, we would be grateful for and conversion of the locally listed buildings to a viable use is seen as a application. the opportunity for environmental improvement without adding to their confirmation on the documents required to be submitted in support of impact on the openness of the Green Belt and the purposes of including factor which, in conjunction with high quality design, justifies the provision of In summary, it is considered that an Outline Planning Application, the application. land within it.” additional floorspace and height within the development. incorporating the detailed information outlined above, is the appropriate form of application.

Planning Analysis 2.4 Planning Application Format 2.5

14 15

The document goes onto advise that redevelopment should: Consideration will be given to a range of detailed design matters such as, Programme vehicle/cycle parking, access, internal/external space standards, amenity, (a) have no greater impact than the existing development on the openness design, and affordable housing provision. Of particular relevance will be the NEFLT is keen, subject to the grant of a suitable planning permission, to of the Green Belt and the purposes of including land in it, and where possible impact of the proposals on trees, due to the site being covered by a blanket dispose of the site at the earliest available opportunity. NELFT’s intention have less; TPO, and the impact on the Green Corridor which forms part of the site’s is to submit a planning application in early Spring 2016, with a view to western boundary. securing planning permission by the end of 2016. (b) contribute to the achievement of the objectives for the use of land in Green Belts The Council has commenced a review of Core Strategy which will form part As part of the pre application process, comments are sought on how this of a new Local Plan. The review proposes that to meet the Borough’s housing proposed timetable fits with the Council’s preparation of the Redbridge (c) not exceed the height of the existing buildings; and requirements, it will be necessary to remove some sites from the Green Belt. Local Plan. A Green Belt review undertaken in 2010, concluded that the King George (d) not occupy a larger area of the site than the existing buildings (unless and Goodmayes Hospital sites were urban in character and surrounded In addition, NELFT is keen to agree a programme of meetings with the this would achieve a reduction in height which would benefit visual amenity). by urban development to the east and south Accordingly, as part of the Council up to the submission of the application, including discussions with key statutory consultees such as the London Mayor and Transport for In March 2012 the Government published the National Planning Policy emerging Local Plan, it is proposed to release the entire area, including its London. This could form part of a Planning Performance Agreement Framework (NPPF). The document,which cancelled PPG 2, is a material immediate surroundings, which extend to 88 hectares, from the Green Belt. consideration of significant weight in the determination of a planning The review concluded that the area could deliver between 500 to 800 application and contains a presumption in favour of sustainable dwellings, along with suitable alternative uses, including a new primary and development, particularly for residential development. The document makes secondary school and health related uses. Accordingly, it will be necessary no specific allowance for MDS, however, in its place the document advises for an application to demonstrate how it wouldn’t prejudice the Council’s that exceptions to inappropriate development in the Green Belt are: wider strategic objectives.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 King George Hospital

This boundary line appears to be half way through the transformer room

Goodmayes Redevelopment Zone 2

Zone 3 Zone 1

Sunflower Court

Sports Field

Wider Site Masterplan Wider Masterplan 2.5

Primary School Phase 3 Housing

16 17

Site Ownership Extents Extents As part of the Council’s Core Strategy Review (2013) a Concept Masterplan for the wider Goodmayes area was prepared. The area was identified as Site Boundary having potential for 500-800 dwellings (30-50 dph).

Buildings - - DemolishedDemolished Whilst the strategic objectives for the Goodmayes area are yet to be Allotments adopted, a masterplan document has been prepared by NELFT to show Buildings - - OutsideOutside of of Site Site how the redevelopment of the Goodmayes site, which is subject to this pre Buildings - Retained Buildings - Retained application enquiry, would not prejudice the delivery of the proposed long Roads // Hard Hard Standing Standing - Demolished - Demolished term objectives for the area.

Roads // Hard Hard Standing Standing - Outside - Outside of Site of Site The masterplan also gives consideration to other land within the NELFT’s Roads // Hard Hard Standing Standing - Retained - Retained ownership and its potential objectives for this land. Trees // Hedges - -Demolished Demolished

TreesTrees / Hedges Hedges - Outside- Outside of Siteof Site Brookside / CDC Trees // Hedges - -Retained Retained

Permeable Surface Surface - Demolished- Demolished

Existing Healthcare

Proposed Phase Phase 3 3

Proposed Primary Primary School School

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Typical Echelon Frontage Existing Edge to Parkland

View of main entrance to be retained and converted Existing Site Analysis 3.0 Trees to be retained Existing wall running around grounds

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Existing car park located west of the site

View of existing building with extensions View of main entrance to be retained and converted Existing View of proposed access to Barley Lane

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Existing hospital infrastructure Existing hall gable Tantalon House Meadow Court

Contrast of new and existing structure Example of hospital buildings within core Existing access to South of site Sunflowers Court

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Existing site bounday with King George Hospital Existing boundary edge with laundary building Existing views West of site Existing views South West of site

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Existing Site Uses 3.1 Existing Scale and Fabric 3.2 I Storey 2 Storey

Non Residential Institutions 3 Storey 22 Dwelling Houses 4 Storey 23

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015

䜀漀漀搀洀愀礀攀猀 䠀漀猀瀀椀琀愀氀 一䔀䰀䘀吀 匀椀琀攀 倀氀愀渀 ㄀㨀㄀㈀㔀 Heatherfield Park Dr.

Gresham Dr.

Urban Grain 3.3

Lexden Dr.

Barley Lane

24 25

The existing urban grain of the site is very much dictated by the To the south, the development of Sunflowers Court whilst substantial, original planning of the Goodmayes Hospital. It is an underlying has less of a direct impact on the urban qualities of the core plan of strong formal geometry reflective of the highly prescriptive hospital as it is an outlying satellite nestled in isolation among the character of Victorian mental institutions, with regimented ward mature landscape. Langham Dr. blocks enveloping pleasant gardens linked together by long corridors. On the ground the built form is perhaps less severe than Along the eastern Barley Lane boundary the development form the plan suggests, owing to the maturity of the planting around the transitions to a more ubiquitous residential scale, although the site and its situation atop the hill. permeability of the wider street network stops as it meets the site. Whilst there is a degree of permeability between Barley Lane and Planned around a central axis in a compact arrow form, the integrity the cycle route to the west, it is very limited given the scale of the site, of the original hospital plan has long since been eroded by the skirting south of the hospital. piecemeal redevelopment of ward blocks to the north. These have been replaced by large modern facilities – such as Meadow Court Future connections into and through the site must consider the and the King George Hospital Laundry – that sit uncomfortably with barrier of King George Hospital to the north and need consideration the more nuanced grain of the brick hospital. to avoid compounding the dead-end location of the site.

Permeability through the site is restricted by the containment of the existing buildings and it will require significant re-purposing to transform it into a thriving residential address.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015

䜀漀漀搀洀愀礀攀猀 䠀漀猀瀀椀琀愀氀 一䔀䰀䘀吀 匀椀琀攀 倀氀愀渀 ㄀㨀㄀㈀㔀 Cloth of Landscape

Site Section Topography 3.4

Low Ground High Ground 26 27

The wider site edges the Severn Kings Water river valley, grading up to Flood risk the North West to form a small hill top plateau upon which the main Goodmayes site rests (+24.80m AOD). This establishes the unique The majority of the site falls with Flood Zone 1 where there is a character of the landscape setting for the development site whereby low probability of flooding. A small section of the site’s western an apron of mature parkland skirts on three sides the commanding boundary falls within Flood Zone 2 (medium probability) and 3 (high position held by the primary range of the former hospital buildings. probability) of flooding

To the west an outlying mature copse, set within the foothills of the hospital plateau and on the ridge of the river valley (+221.00m AOD), frames the setting for a standalone development parcel. This area is broadly level being currently utilised as surface car parking and, formerly, as outlying ward blocks.

To the east, within the mature parkland landscape, the site slopes more gently towards Barley Lane where the ground levels to the north of Tantallon House.

North of the Goodmayes Hospital, the land remains a generally level plateau as it merges into the site of the King George Hospital.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Adjacent operational facility Existing offices

Innapropriate extentions Native trees

Hospital infrastructure Existing site wide utilities Site Constraints 3.5

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Site OwnershipOwnership Extents Extents The existing site is subject to a number of constraints that will Whilst much of the existing hospital accommodation comprises The nature of converting the site, its remediation, and decoupling of determine an appropriate future development pattern for the site. locally listed buildings, an initial heritage assessment by CGMS existing utilities infrastructure from neighbouring hospital facilities will Site BoundaryBoundary recognises the collective value of the echelon frontage over add considerably to costs and influence site wide viability. Historical Tunnel Plan At a strategic level, the site forms part of the Metropolitan Green Belt individual architectural quality or features. As such, the proposals (MGB) and, whilst the Local Authority is exploring proposals for the seek to retain the interior of the site and convert the echelon Summary of Key Issues Tree RetainedRetained - Tree - Tree Survey Survey Cat: Cat: A A removal of the Goodmayes site from the MGB as part of a borough buildings into new homes. wide review, the redevelopment of the site in fact satisfies the criteria • Site designation as Metropolitan Green Belt set out in Paragraph 89 of the NPPF, which makes provision for; Other opportunities exist to develop new homes on the site whilst Tree RetainedRetained - Tree - Tree Survey Survey Cat: Cat: B B respecting its status and character, notably by infilling parcels of • Site-wide Tree Protection Order Limited infilling or the partial or complete redevelopment of previously developed land to the western edge of the site - an Tree RetainedRetained - Tree - Tree Survey Survey Cat: Cat: C C previously developed sites (brownfield land), whether redundant or attractive setting enveloped by mature trees – and to the east, • Locally listed buildings in continuing use (excluding temporary buildings), which would not replacing two office buildings with a new gateway to Barley Lane. have a greater impact on the openness of the Green Belt and the • Existing site wide services infrastructure, including tunnel Trees OutsideOutside of Site purpose of including land within it than the existing development. The site is subject to a site wide TPO, in order to protect it from network inappropriate development, however the distribution of important Tree toto be be Removed Removed - Tree - Tree Survey Survey Cat: BCat: B Key to meeting the above criteria is the appropriateness of any trees is compatible with the change of use. Indeed the nature of the • Deleterious materials on site (Asbestos etc.) design, in particular the relationship of built form to landscape established landscape will be key in creating a desirable residential setting. The established nature of the hospital site and distribution address and screening the site from the Sunflowers Court Mental • Proximity to operational public health facilities (Sunflowers Tree toto be be Removed Removed - Tree - Tree Survey Survey Cat: CCat: C of existing buildings offers significant scope for establishing new Health Facility to the south, which, along with the proximity to King Court/King George Hospital) residential development. George Hospital, is likely to adversely affect sales values. Tree toto be be Removed Removed - Tree - Tree Survey Survey Cat: DCat: D

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Existing Site Access 3.6

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The majority of the Goodmayes site itself is currently landlocked by The perimeter of the hospital and wider estate grounds have a the defensive perimeter walls of the original hospital layout, as one significant length of meandering internal pathways, remnant of the would expect for such an institution. once cellular ward gardens immediately adjacent to the existing buildings and of the planned parkland landscape beyond. There There is currently a single point of public vehicular access to the site are pedestrian links to the King George site via both the ring road, off Barley Lane, shared with Sunflower Court and accessing several and an ill-defined car park boundary which blurs the separation existing surface level parks off it via the internal kidney shaped between sites. ‘ring road’. Dedicated vehicular maintenance access exists to the northeast, accessed via the King George Hospital site. All roads The public transport accessibility of the site is good, as demonstrated within the site are unadopted private roads. by the walk-time isochrones above, supporting the PTAL rating of 2.

Similarly, pedestrian access from the east is limited off Barley Lane to the King George and Goodmayes road entrances respectively. To the west pedestrian and cycle access is provided by the cycle path that tracks Seven Kings Water. Bus Stop

Car Routes On Site Car Routes Off Site Cycle Paths Car Parks

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 The original Asylum plan at the heart of the site was designed on a ‘Compact Arrow’ layout with the main façade aligned to the south, a revolutionary design in the construction of asylums throughout the UK at the time and a development form appreciably visible today.

The built environment of the site can be largely divided into three main categories. First, the main ward Edwardian echelon buildings which provide the most visually cohesive category. These structures include the original flanking ward blocks, central entrance & administration building, as well as the main hall and chapel within the centre of the site. The additional granular 1930s-70s brick extensions provide a secondary category. The service buildings and single storey informal courtyards to the north and centre of the site including the laundry and boiler room blocks, form the third category.

The majority of the service and workshop buildings were constructed in a series of informal courtyards to the north, enveloped by the outlying arms of the hospital complex, creating a hierarchy to the site and contrasting to the grander public entrance to the south. The layout also incorporated a number of open spaces between each ward block, cutting into towards the centre of the site. This feature gave the asylum a light and airy feel, considered important to the early 20th century mental health regime.

The Edwardian echelon ward buildings appear as elegant red brick structures featuring a few simple decorative details and consistent use of materials, comprising of red brick and banded Portland stone, save minor alterations taking in a series of small additions to the ward buildings during the 1930s and post war period.

Advances in medical treatments in the post war period saw the need for in-patient care diminish and the way in which the facility was used alter dramatically. Outlying in-patient wards and redundant staff accommodation were demolished and a number of contemporary additions added to the site, including;

• Brookside Young People’s Unit (mid-1970’s ) • King George Hospital relocation (late 1990’s) • Meadow Court nursing home (2001) • Sunflowers Court Mental Health Facility, (2011)

Existing Built Heritage 3.7

32 33

The construction of Goodmayes Hospital was implemented The setting of the hospital complex currently comprises the open following the establishment of West Ham as a county borough lawns to the south and west of the hospital enclosed with a low in 1889 on the site of Blue House Farm. It was designed by Lewis red brick wall. Views from the west provide the most extensive Angell, the borough architect and construction started in 1895, views of the Edwardian main ward buildings. In contrast, the with further extensions in the 1920’s and 30’s. carpark to the modern Sunflowers Court immediately to the south, as well as the car park servicing the King George hospital Prior to the completion of the hospital, the site was to the north diminishes the sensitivity of these areas of the site. predominantly rural in character and, soon after the completion Further advances in the management of mental health of the hospital in 1905, the first of the neighbouring streets was services in the borough and political pressures promoting the created with residences for staff constructed along Barley consolidation of NHS estates, has prompted NELFT to relocate Lane, included a Medical Superintendent’s house, a Steward’s their remaining administrative and clinical functions elsewhere house, two cottages for the Resident Medical Officers and four and to explore the reinvention of Goodmayes Hospital as a additional pairs of semi-detached cottages for married staff. significant residential address. Development of the neighbouring streets happened to the north and south of the site through the 1920-30’s, with the intensified A detailed explanation of the history and significance of the street pattern visible today to the east of Barley Lane occurring built heritage is set out in the ‘Goodmayes Heritage Assessment’ during 1950-70’s. (CGMS 2015).

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Initial Proposals 4.0

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GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 All dimensions to be verified on site by Main Contractor before the start of any shop drawings or work whatsoever either on their own behalf or that of sub- contractors.

Report any discrepancies to the Contract Administrator at once.

This drawing is to be read with all relevant Architect's and Engineer's drawings and other relevant information.

© Ingleton Wood LLP

 

Site Boundary = 8.3830 ha

Zone 1 = 3.9180 ha

Zone 2 = 0.6563 ha

Zone 3 = 1.0015 ha

Green Space = 3.9594 ha

(Phase 3 = 2.6782 ha) Block A

Block B

Zone 1

Block C Block G

Zone 2

Block E Block E

Block D Block F Block E

Zone 3

- - First Issue -- Rev: Date: Description: Chk: Apr:

Scale @ A1: Issuing Office: Project No: 1 : 500 Norwich 31123

Status: Purpose of Issue: S0 PRELIMINARY

             

Project: Goodmayes North Drawing Title: Site Zones 0m 10m 20m 30m 40m 50m

Client: NELFT SCALE BAR 1:500 @ A0

Site Zones File Ref: Revision: 1 : 500 GDMYS - IW - SA - XX - DR - A - 0112 P -

Developing the Built Form 4.1 Zone 1 - Hospital Building

Zone 2 - Office Site

Zone 3 - Surface car park 36 37

In considering the redevelopment of the hospital campus, much the long views of the site from the west and south across the open As noted in the history and site assessment, the legibility and consideration has been given to restoring a legible plan that lawns, as well as preserve the compact arrow form of the original geometric form of the existing hospital buildings breaks down responds to the current distribution of built form across the site. layout. within the northern and central portions of the site, exacerbated Whilst the original buildings were laid out formally on a defined by the loss of the original north eastern ward buildings with the north-south axis arrangement, the evolution of the site has eroded It is proposed that these buildings be redeveloped to create a creation of the care home. These elements are largely screened significantly the clarity of the early plan. series of detached pavilions which respond to the considered from long views by the echelon ward blocks and they are proposed geometry of the original hospital building and help to define for removal in order to facilitate a majority proportion of new The encroachment of Meadow Court, King George Hospital, and an appropriate network of streets for a new neighbourhood. The housing proposed for the site. Sunflower Court in particular, coupled with the meandering access successive open spaces between each ward block will also be to Barley Lane, reinforces the desire to impose a strong urban retained, ensuring that the rhythm and variation in the western and Feedback from early discussions with the Local Planning Authority structure as a framework for new development, addressing crucial eastern elevation is maintained. sought to also retain the existing Main Hall within the proposals. place-making concerns to underpin the creation of a distinct and Subsequent market research carried out by BNP Paribas has successful residential address. It is proposed that the granular extensions to the main ward demonstrated that there is no viable commercial use for the Main blocks, added throughout the mid to late 20th century, will be Hall and that its retention would significantly impact overall viability. The emerging proposals seek to protect the heritage significance removed revealing the original composition of the more considered Coupled with its limited heritage value and the impact its footprint of the site, by securing the built fabric of the hospital and ensuring Edwardian historic fabric. This aspect of the proposals will constitute has on the ability to deliver a legible site layout, through the no further degradation. These proposals are for the conversion of an enhancement to the significance of the hospital site, restoring introduction of a focal public square, it is proposed for demolition the site to residential use, retaining the Edwardian echelon ward original elevations of the complex from the surrounding gardens. and replacement with residential use. buildings and the central entrance complex. This will preserve both

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Zone 1 ‘Core’

Zone 2 ‘Gateway’

Zone 3 ‘Lodge’

Masterplan Evolution 4.2 Illustrative Masterplan 4.3

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The foundation of the emerging proposals is the intent to deliver an Some of the key tactics that underpin the spatial planning at Guiding principles attractive and viable residential neighbourhood, within the context Goodmayes include; of the established built and landscape environments. In terms of evolving an initial masterplan, there are a number of Legibility – reconfiguring the current infrastructure to offer clarity as a principles that underpin the design approach, including; The proposals seek to retain elements of the existing built heritage residential address, particularly making navigation and wayfinding where they can make a meaningful contribution to the wider more intuitive. This includes creating clear primary access from • Develop a high quality residential address of unique • Creatively convert the echelon buildings into new family setting, be successfully converted into family homes, and where they Barley Lane; accentuation of key corners; providing a focal space character homes facilitate the wider redevelopment of the site. at the heart of the redevelopment; and clear demarcation of blocks and defensible spaces. • Sensitively decouple the Goodmayes site from the • Improve the legibility of the site by siting a focal square at its Our Masterplan concept is founded upon an urban design neighbouring health campus’ heart approach, where an analysis of what we believe to be appropriate Amenity – offering a range of amenity options that relates to the townscape form, street networks, scale, disposition of uses, qualities density scenarios across the masterplan, offsetting against the • Acknowledge the importance of the Green Belt setting • Offer an enduring, legible and flexible framework of public of environments etc. governs the end product. We have tried to extensive parkland in some instances to support greater density at and private streets & spaces establish a neighbourhood of distinctive character that rebalances the core. Uniquely the wider site has ample attractive communal • Protect reciprocal views of the site the now eroded axial planning of the original site layout and offers a landscape to enable a real contrast between urban and garden • Provide dedicated access to Barley Lane legible residential layout. typologies. • Preserve the quality of the parkland landscape • Offer cradle-to-grave housing choice Our proposed street network allows for a range of urban experiences Modal prejudice – prioritisation of non-car modes, deployment of • Respect the memory of the Goodmayes hospital to occur within a balance of hierarchical routes of underlying shared surfaces, and emphasis of safe walking and cycling routes domestic focus – a blend of avenues, shared streets, mews, through the site to promote active lifestyles. • Retain elements of the existing built form where appropriate courtyards, ginnels, pathways, parkland, and gardens. for conversion

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Tantallon House

Play Space

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GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Key Plan

Block A

Block B

Block C Block G

Block E

Block D Block F

Block A

- decouple block from link corridor

- remove 2 northern bathroom wings

- remove external additions (ramps etc.)

Summary of Proposed Alterations 4.4

Ground floor Building Footprint of proposed demolition = 11,292 2m 42 (excluding hardstanding) 43

The proposed development seeks the retention of the perimeter An additional zone for new housing is proposed to the west of the Block B echelon buildings in order to largely preserve the existing site, on two parcels of brownfield land that were previously outlying relationship between the collective built form of the original hospital ward blocks. Used currently for car parking these sites are nestled - decouple block from link corridor and its parkland setting. within an attractive belt of informal landscaping consisting mainly of trees and scrub. - remove eastern bathroom wings The retention and conversion of the echelon range will form the ‘outer walls’ of the proposed new neighbourhood whilst internally, The diagrams opposite detail the proposed demolitions to the - remove external additions (ramps etc.) within the range, the proposals seek to demolish the remaining existing hospital buildings to facilitate the residential development, hospital buildings in order to generate a viable site for new build holistically and on an individual block basis. The retained echelon development. The removal of these parts of the site will provide buildings are proposed for conversion to new homes and they will the area required to establish an appropriate spatial structure and maintain their strong relationship with the perimeter parkland setting. legible street network for the new development.

To the east of the site along the Barley Lane frontage it is proposed to remove two existing modern administrative buildings in order to open up a new vehicular access into the proposed development site.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Block C Block F

- decouple block from link corridor - decouple block from link corridor

- remove 2 northern bathroom wings - remove northwest wing

- remove external additions (ramps etc.) - remove 2 bathroom wings to north courtyard

- refit interior - remove single storey additions to south elevation

- remove external additions (ramps etc.)

Block D Block G

- decouple block from link corridors - decouple block from link corridor

- remove northeast wing - remove bathroom wings to north

- remove 2 bathroom wings to north courtyard - remove external additions (ramps/escape stair etc.)

- remove double storey additions to south/west elevation

- remove external additions (ramps etc.)

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Block E Office Blocks

- decouple pavilion blocks from link corridor - demolish to form new entrance to site

- remove external additions (ramps etc.) - Retain Tantallon House for ongoing NELFT use

- refit interior

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Private and communal gardens omitted for clarity

Typical Conversion Plan (Block B)

Entrance

Principle of Conversion 4.5 Communal Circulation

1B2P Flat 2B4P House 2B3P Flat 3B5P House 2B4P Flat 3B6P House 3B5P Flat 4B6P House 46 3B6P Flat 4B8P House 47

The proposals seek to retain a number of the existing echelon small areas of demised defensible space to define entrances, with buildings for conversion to residential use. Whilst any proposed the remainder of the urban block given over to communal parking alterations will be subject to agreement with the conservation officer, or garden areas. due to the locally listed status of the buildings, initial proposals Demolition highlight the potential for conversion to residential development. The conversion seeks to balance the retention of historic form with the creation of viable residential addresses. The retained generally Existing Retained In physically reconfiguring the retained buildings we propose where buildings lend themselves to conversion and with the exception possible to work with the existing structure to create new family of the “main entrance” Block E, the other blocks have relatively few Proposed Layout homes. Ultimately the intent is for the converted blocks to read as a historic internal architectural finishes. In addition to the proposed unified range of dwellings comprising both townhouses and lateral wider demolition, at block level proposals seek to remove modern apartments with private and communal garden areas. Externally unsympathetic extensions, along with consequential repairs and the blocks have two distinct aspects – their external façade upgrade to the existing building fabric, and the separation of addressing the open parkland landscape and their internal façade services and ‘hospital’ infrastructure. addressing their rear courts.

The design of the external amenity spaces that support the residential conversion is key to protecting the quality of the setting and it is envisaged that the specification of boundaries and enclosures will be tightly controlled to offer a unified and appropriate response, particularly along the elevations fronting the parkland. It is likely that the perimeter spaces will be given over to private garden areas whereas the courtyard elevations are generally likely to have Typical Prpoosed Demolition Plan (Block B)

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Barley Lane Entrance - Flats accentuating key corners Zone 1 - Traditional Terraces

Zone 1 - Town houses or apts fronting central square Zone 3 - Villas within tree-belt

Contemporary examples of relevant typologies - Houses/Townhouses/Apartments  Relevant Housing Typologies 4.6 Mews Housing 

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In helping to understand the structure of our plot framework plan, detached to reflect a more relaxed layout with homes distributed we are exploring a number of family housing types, to illustrate the amongst the retained tree belt. diversity of environments we are proposing and choices available at Reserved Matters stage. Where traditional townhouses are conceived as components of a linear street scene, the mews typology has relevance within certain Our scheme has the ability to accommodate cradle-to-grave of the compound perimeter blocks at the edges of the site. In housing choices and a wide range of family homes with gardens particular, they can form an interesting transition at the boundary within a range of high density typologies. The mixture of new and with King George Hospital, where the street network is at its most converted buildings offers the prospect of a range of character dense and where block depths are limited by the site geometry. areas within the scheme in a way that respects the early character of the site. In the heart of the site, the opportunity exists to heighten the scale of development without compromising the setting of the retained In illustrating the typological scenarios within our concept buildings which are of a generous Edwardian scale (typically Masterplan, there exist many opportunities for contemporary family 4m ftf). Around the central square is proposed taller townhouses homes in the range of 1 - 4 bedrooms– from lateral apartments, to and apartment blocks up to a maximum of 4-5 storeys in order to mews, town houses, mansion blocks, and creative conversions. generate a focal place of appropriate proportions.

Generally within Zones 1 & 2 townhouses are deployed as terraced The echelon buildings themselves are proposed for conversion to a types, reflecting the compact nature of the sites. Given the scale of mixture of townhouses and apartments, related to how the existing the existing echelon buildings, these terraces would work at both structure can be sub-divided. two and three storeys. Within Zone 3, the housing is predominantly

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 View East across central square View East towards central square

Principles of Neighbourhoods 4.7

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The strategic elements of Goodmayes Hospital are well placed • Mix and Co-location of tenures in terms of new neighbourhood creation – its location, character, accessibility, need, ownership etc. – which give the regeneration task • Varied levels of privacy and ownership the best possible foundation. Whilst many of the qualities of good neighbourhoods are subjective qualities, there are many aspects of Some of these more subjective qualities can be met with objective the Masterplan design requiring consideration at the outset that can design responses, such as ensuring every home has a garden or contribute towards successful place-making which, in essence, is other amenity space, or making sure there are sufficient daylight about providing for quality, diversity, and choice. levels within a property. Others require deeper analysis of how a neighbourhood functions and we have been careful to embed this The unique composition of retained Edwardian buildings, new build in our thinking, structuring a series of special places to live within a urban streetscapes, and houses set in parkland offers opportunities hierarchy of active street scenes. to create a range of thriving neighbourhoods underpinned by essential elements of good placemaking, including;

• Clear sense of place – unique identity, character, and personality a place

• Feeling of ownership – pride, stewardship, and personalisation of space

• Ability to breathe – escapism, privacy, sense of space and light View North across central square

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Tantallon House

Play Space

Proposed Quantum of Development 4.8

Existing buildings converted Apartments

Terraces Houses

52 Mews Garages 53

The indicative unit mix is subject to further evolution, but at this stage it is Measures of housing density across the development site are misleading The proposals seek to provide commercial flexibility for a would-be The layout summarised within this document outlines initial illustrative broken down as follows; given the high proportion of sensitive parkland landscape, averaging purchaser of the site in order to accommodate a range of house proposals for redevelopment as a benchmark for evolving the approximately 27.4 dwellings per hectare within the 8.4ha redline. Considered types at Reserved Matters stage. site masterplan, totalling 230 residential units across the three development zones. These unit numbers are distributed as follows; on a zonal basis the scheme delivers more representative comparators; The conversion of the retained elements fixes to some degree the Conversion 33% New Build 67% Zone 1 (3.9 ha) - 46 dph extents and development mix for a significant proportion of Zone 1 Zone 1 – 76 converted + 105 new build units and the position of these blocks is a key generator for the structure Type Flat House Flat House Zone 2 (0.7 ha) - 40 dph of the wider block framework. Elsewhere, the new build plots offer Zone 2 – 28 new build units opportunities for a wider variety of housing designs and, as such, 1 Bed 10 0 24 0 Zone 3 (1.0 ha) - 20 dph it is possible for the site to accommodate a range of unit numbers Zone 3 – 20 new build units dependent upon the final detailed design. 2 Bed 18 14 42 52 In order to support the case for greater density within Zone 1 it is envisaged that individual unit amenity provision could be potenitally offset against the At this stage it is expected that this range would be in the order of 3 Bed 13 17 3 25 communal open space provision that is provided by the parkland setting. 200 – 300 units and flexibility would be sought through the planning Early discussions wih LBR indicated this would be a viable tactic. process to accommodate an appropriate range. Exact numbers 4 Bed 0 4 0 8 would depend on the developer’s appetite for particular typologies, notably the ratio of townhouses to apartments in this location. Total 41 (18%) 35 (15%) 69 (30%) 85 (37%)

Given the compact nature of the Zone 1 core it is anticipated that the density will be optimised in this location, with a high proportion of terraced units and greater height concentration around the central square.

GOODMAYES HOSPITAL PRE APPLICATION STATEMENT INGLETON WOOD OCTOBER 2015 Norwich 8 Whiting Road Norwich Business Park Norwich Norfolk NR2 6DN

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