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Planning Statement PLANNING STATEMENT 363 EDGWARE ROAD, LONDON, NW9 6AF ON BEHALF OF UTILITY WAREHOUSE LIMITED TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004 PEGASUS REF: P20-1472 DATE: MARCH 2021 Pegasus Group 10 Albemarle Street | London | W1S 4HH T 020 3897 1110 | W www.pegasusgroup.co.uk Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | Liverpool | London | Manchester ©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited Utility Warehouse Limited 363 Edgware Road, London Planning Statement CONTENTS: Page No: 1. INTRODUCTION 1 2. SITE AND SURROUNDINGS 2 3. PLANNING HISTORY 4 4. PRE-APPLICATION CONSULTATION 7 5. DEVELOPMENT PROPOSAL 10 6. PLANING POLICY CONTEXT 14 7. PLANNING CONSIDERATIONS 20 8. CONCLUSION 45 MARCH 2021 | BC/KS | P20-1472 Utility Warehouse Limited 363 Edgware Road, London Planning Statement 1. INTRODUCTION 1.1 This Statement has been prepared by Pegasus Group on behalf of Utility Warehouse Limited (‘the Applicant’), in support of a full planning application for the following proposed development at 363 Edgware Road, London, NW9 6AF (‘the Site’): “Demolition of existing building and erection of ground plus part 19, 17, 14, 8, 6 and 5 storey building to provide 165 residential units (Class C3) with commercial use (Class E) at ground floors, together with associated parking at basement and landscaping.” 1.2 This planning application follows pre-application discussions with Planning Officers of the London Borough of Brent and the GLA. 1.3 The Statement is structured as follows: • Section 2 provides a description of the site and the surrounding area; • Section 3 gives an overview of the relevant planning history; • Section 4 outlines the pre-application consultation and engagement undertaken; • Section 5 provides a description of the development proposals; • Section 6 sets out the planning policy context; • Section 7 assesses the proposals against the relevant planning considerations; and • Section 8 summarises and concludes the report. 1.4 This Statement assesses the planning considerations associated with the development in the context of national, strategic and local planning policy and guidance. It should be read in conjunction with several supporting documents which inform the planning application, which are detailed in the cover letter. MARCH 2021 | BC/KS | P20-1472 Page | 1 Utility Warehouse Limited 363 Edgware Road, London Planning Statement 2. SITE AND SURROUNDINGS The Application Site 2.1 The application site at 363 Edgware Road, London, NW9 6AF (‘the Site’), is situated within the administrative boundary of the London Borough of Brent (LBB), whom act as Local Planning Authority (LPA). 2.2 The site extends to 0.43 ha and is located on the western side of Edgware Road, comprising the north-eastern part of Colindale Retail Park. 2.3 The site is bound by Edgware Road to the east, Windover Avenue to the south, the car park associated with Colindale Retail Park to the west and Beis Yaakov Primary School to the north. 2.4 The site comprises a four storey building accommodating a car show room (sui generis) at ground floor, together with a multi-storey car park above. The site also extends to include forecourt parking to the front of the building, adjacent to Edgware Road. 2.5 The site is identified in Brent’s adopted Policies Map (2016) as falling within the ‘Sarena House / Grove Park / Edgware Road’ Site Allocation (ref. B/C2), and within the Burnt Oak/Colindale Growth Area. The site also falls within the Colindale/Burnt Oak Opportunity Area. 2.6 The site is not in a Conservation Area and the existing building on the Site is not statutory or locally listed. 2.7 The site is located within an Air Quality Management Area (AQMA). The Brent Air Quality Action Plan 2017-2022 identifies measures to manage air pollution in the affected areas. The site is not located in or adjacent to a SSSI, SAC, SPA or Ramsar Site and is not in or adjacent to a Local Nature Reserve. 2.8 The site is located entirely within Flood Zone 1 which indicates a low probability of flooding. The Council’s Surface Water Management Plan (2011) states that the site is located within a Critical Drainage Area. MARCH 2021 | BC/KS | P20-1472 Page | 2 Utility Warehouse Limited 363 Edgware Road, London Planning Statement Surrounding Area 2.9 The surrounding area is characterised by a variety of uses including commercial, retail and residential uses. Immediately surrounding the site are retail uses which form part of Colindale Retail Park, with offices to the south, a school to the north and commercial uses with residential flats above to the east on the opposite side of Edgware Road. Edgware Road itself is characterised by commercial and retail uses, together with residential and office developments. 2.10 The surrounding area features a mix of building heights and typologies. There are a number of tall buildings in excess of ten storeys along Edgware Road within the surrounding Growth Area. This includes Zenith House (17 storeys) on the opposite side of Edgware Road to the site; Utility Warehouse (13 storeys) at 508 Edgware Road, c290m north of the site; and The Northern Quarter London (19 storeys) at 50 Capitol Way, c470m to the north of the site. 2.11 Brent Council have also resolved to grant planning permission (ref. 17/2284) subject to S106 agreement for redevelopment of Park Parade Mansions and 381- 397 Edgware Road for part 4 part 5 and part 18 storey building comprising retail uses and 110 residential units. This site is located on the corner of Edgware Road and Grove Park, immediately to the north of Beis Yaakov Primary School, c85m to the north of the site. 2.12 Other developments currently being undertaken or recently completed within the Growth Area, including the Silver Works residential development approximately 50m the north-west of the site (behind Beis Yaakov Primary School). The ‘399’ redevelopment at the former Oriental City site along Edgware Road, approximately 150m north of the site, is also nearing completion. 2.13 Beis Yaakov Primary School located immediately to the north of the site and comprises a locally listed building. The nearest statutory listed buildings comprise nos. 3 and 5 Buck Lane (Grade II listed), located approximately 400m to the south- west of the site; and a Grade II listed milestone between the Greenway and Annesley Avenue, located approximately 340m to the north-west of the site. The closest scheduled monument to the site is ‘Manor House moated site, East End Road, Finchley’ is situated 4.5km to the east of the site. MARCH 2021 | BC/KS | P20-1472 Page | 3 Utility Warehouse Limited 363 Edgware Road, London Planning Statement 3. PLANNING HISTORY 3.1 The Council’s online records identify the following planning history relating to the site: ➢ 96/0713 | Alteration to enlarge existing car showroom and to front elevations. Granted 2 July 1996 ➢ 97/1848 | Installation of new showroom entrance with new portico canopy and steps. Granted 16 October 1997 ➢ 00/1102 | Alterations to remove grass area at the front of the premises and build a concrete slope for display of cars. Refused 12 October 2000 ➢ 10/2925 | Change of use from car showroom (Use Class Sui Generis) to retail use (Use Class A1). Refused 15 March 2011 ➢ 11/3000 | Refurbishment and extension of an existing vacant motor retail dealership (Alan Day Honda) into a new brand (KIA) automotive retail dealership, installation of windows to ground floor front elevation, installation of external cladding, erection of side canopy extension and associated hard and soft landscaping. Granted 11 January 2012 ➢ 12/1969 | Non-material amendment (replacing existing high level cladding on front and side elevations) of Full Planning Permission reference 11/3000 dated 11 January, 2012. Granted 13 September 2012 ➢ 12/1820 | Alterations to hard and soft landscaping along site frontage. Appeal allowed. Surrounding Area 3.2 There are a number of approved developments within the vicinity of the site in the wider Growth Area which are of relevance to the application. This includes schemes incorporating tall buildings along Edgware Road, as highlighted in Section 2. 3.3 Immediately to the north of Beis Yaakov Primary School, c85m to the north of the site, the Council have resolved to grant the following development of up to 18 storeys subject to S106 agreement: MARCH 2021 | BC/KS | P20-1472 Page | 4 Utility Warehouse Limited 363 Edgware Road, London Planning Statement 13-20 Park Parade Mansion & 381-397 Edgware Road | 17/2284 | Demolition of existing buildings and redevelopment of the site to provide a replacement part 4 part 5 and part 18 storey building comprising 563m2 of retail uses (Class A1, A2 A3), and 110 residential units (56 x 1bed, 30 x 2bed and 24 x 3bed) with associated car parking, cycle storage, plant and shared external amenity space at first and fifth floor level with other ancillary works. | Resolved to grant subject to S106 legal agreement 16 October 2019 3.4 To the north-west of the site and immediately east of the Park Parade Mansion site, the Silver Works development has recently been completed: Silver Works Development (Sarena House and Allied Manufacture, Grove Park) | Ref. 14/2930 | Demolition of all existing buildings and the erection of 2 to 6-storey buildings providing 227 residential units (10 x 4bed houses, 58 x 1bed, 101 x 2bed, 31 x 3bed and 27 x studio flats), 256 sqm of affordable workspace for research and development (Use class B1(B), proposed vehicular access from Grove Park, provision for car/bike parking on the basement and ground level and associated landscaping and amenity space, subject to a Deed of Agreement dated 29 January 2015 under Section 106 of the Town and Country Planning Act 1990, as amended.
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