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Section ‘3’ - Applications Recommended for PERMISSION, APPROVAL Or CONSENT

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Section ‘3’ - Applications Recommended for PERMISSION, APPROVAL Or CONSENT Section ‘3’ - Applications recommended for PERMISSION, APPROVAL or CONSENT Application No : 12/03634/FULL1 Ward: Crystal Palace Address : 2 Betts Way Penge London SE20 8TZ OS Grid Ref: E: 534796 N: 169582 Applicant : Town & Country Housing Group With Objections : NO Stonechart Property Ltd Description of Development: Demolition of existing building and erection of 4 storey building comprising 22 flats and 2 semi-detached wheelchair bungalows with 24 car parking spaces Key designations: Biggin Hill Safeguarding Birds Biggin Hill Safeguarding Area London City Airport Safeguarding London Distributor Roads Proposal • Demolition of existing building and erection of a four storey block fronting Anerley Road with a pair of semi-detached two bedroom wheelchair bungalows to the rear of the site • main block will provide 6 one bedroom flats, 12 two bedroom flats and 4 three bedroom flats • scheme will provide 100% affordable housing • buildings will feature a contemporary design with a nominally flat roofed appearance, balconies on the front and rear elevations of the main block and two different types of bricks on all elevations • application states that the intention is to construct a block with a restrained, modest and balanced appearance with sharp and uncluttered detailing which will settle well into the setting of this locality • 24 car parking spaces and an amenity area will be provided. The application is accompanied by a Design and Access Statement which includes a Statement of Community Involvement. The application is also accompanied by an Energy Statement and a Tree Survey Report. Location • 0.17 ha site fronts Betts Way and Anerley Road and is currently occupied by a single storey building which was previously a home for mentally handicapped young people – site is currently owned by the Council • building is showing signs of structural distress and is currently deemed unsafe for permanent residential occupation • Dawn Court (No. 206 Anerley Road) is a 4 storey residential block located immediately adjacent to the west and Tony Law House, also 4 storeys is located on the opposite side of Betts Way to the east • Betts Park lies to the south and beyond the 2 adjacent residential blocks to the west • there is a mixture of predominantly residential development to the north and east – nearby development on Anerley Road is mainly 3 and 4 storeys in height. Comments from Local Residents Nearby residents were notified of the application and no representations have been received. Comments from Consultees Housing – no objections Sustainable development and renewable energy – no objections Thames Water - no objections Metropolitan Policy Crime Prevention Design Adviser – no objections Waste Advisers – no objections Drainage – no objections. Highways – no objections. Any further responses to consultations will be reported verbally at the meeting. Planning Considerations The proposal falls to be considered primarily with regard to the following policies: UDP: T3 Parking T7 Cyclists T18 Road Safety H1 Housing Supply H2 Affordable Housing H7 Housing Density and Design BE1 Design of New Development NE7 Development and Trees IMP1 Planning Obligations London Plan: 2.6 Outer London: Vision and Strategy 3.3 Increasing Housing Supply 3.4 Optimising Housing Potential 3.5 Quality and Design of Housing Developments 3.6 Children and Young Peoples Play and Informal Recreation Facilities 3.8 Housing Choice 3.9 Mixed and Balanced Communities 3.11 Affordable Housing Targets 3.13 Affordable Housing Thresholds 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.7 Renewable Energy 5.13 Sustainable Drainage 6.9 Cycling 6.10 Walking 6.13 Parking 7.1 Building London’s Neighbourhoods and Communities 7.2 An Inclusive Environment 7.3 Designing out Crime 7.4 Local Character 7.5 Public Realm 7.6 Architecture 8.2 Planning Obligations 8.3 Community Infrastructure Levy. The following Supplementary Planning Documents (SPD) produced by the Council are relevant: Affordable Housing SPD Planning Obligations SPD. The following documents produced by the Mayor of London are relevant: Housing Supplementary Planning Guidance Accessible London: achieving an inclusive environment Mayor’s Climate Change Mitigation and Energy Strategy Sustainable Design and Construction SPG. The proposal complies with policy requirements in terms of wheelchair housing and the affordable housing tenure mix. It is anticipated that a Section 106 legal agreement will be prepared to secure the following: • education infrastructure contribution of £83,825.77 • healthcare infrastructure contribution of £24,871.00 • affordable housing provision – 100% affordable housing is proposed and 35% will be secured through the legal agreement, in accordance with Policy H2. The proposal is considered acceptable in terms of its impact on trees. The proposal equates to a residential density of 141 dwellings per hectare. Conclusions The main issues to be considered in this case are the impact of the development on the character of the area and on the residential amenities of the occupants of nearby dwellings. This part of Anerley Road is characterised by three and four storey residential development of various styles and the adjacent blocks are four storeys in height. The height of the block is therefore considered to be consistent with the character of the surrounding area. The front and rear elevations of the block will feature balconies and two different types of bricks to break up the scale of these elevations. The majority of the car parking will be provided to the front of the development but this is consistent with the majority of development along this part of Anerley Road. The proposal is considered acceptable in terms of its impact on the character of the area. The flank elevation of Dawn Court adjacent to the application site is staggered and there are rear facing secondary windows where the building is set in. The proposed block projects beyond these windows but the separation of the two buildings is considered sufficient to ensure that adequate outlook is maintained from these windows. There are also secondary windows on the flank elevation of Dawn Court that will face the proposed block and there will in turn be secondary kitchen/living room and bedroom windows facing onto Dawn Court from the block. The applicant has indicated that they are willing to accept a condition requiring obscure glazing to the kitchen/living room windows whilst there will be oriel feature windows to the bedrooms with angling, detailing and glazing to prevent any direct overlooking. There will be no significant impact on Tony Law House which is located on the opposite side of Betts Way. Subject to a condition securing details of glazing on the western flank elevation of the block the scheme is considered acceptable in terms of its impact on the residential amenities of the occupants of nearby dwellings. The proposal is considered acceptable. RECOMMENDATION: PERMISSION SUBJECT TO THE PRIOR COMPLETION OF A LEGAL AGREEMENT and the following conditions: 1 ACA01 Commencement of development within 3 yrs ACA01R A01 Reason 3 years 2 ACA04 Landscaping Scheme - full app no details ACA04R Reason A04 3 ACA07 Boundary enclosure - no detail submitted ACA07R Reason A07 4 ACB01 Trees to be retained during building op. ACB01R Reason B01 5 ACB02 Trees - protective fencing ACB02R Reason B02 6 ACB03 Trees - no bonfires ACB03R Reason B03 7 ACB04 Trees - no trenches, pipelines or drains ACB04R Reason B04 8 ACB16 Trees - no excavation ACB16R Reason B16 9 ACC01 Satisfactory materials (ext'nl surfaces) ACC01R Reason C01 10 ACC03 Details of windows ACC03R Reason C03 11 ACD06 Sustainable drainage system (SuDS) ADD06R Reason D06 12 ACH03 Satisfactory parking - full application ACH03R Reason H03 13 ACH16 Hardstanding for wash-down facilities ACH16R Reason H16 14 ACH22 Bicycle Parking ACH22R Reason H22 15 ACH32 Highway Drainage ADH32R Reason H32 16 ACI02 Rest of "pd" Rights - Class A, B,C and E ACI03R Reason I03 17 ACI12 Obscure glazing (1 insert) on the upper floors of the western flank elevation ACI12R I12 reason (1 insert) BE1 18 ACI20 Lifetime Homes Standard/wheelchair homes ADI20R Reason I20 19 ACI21 Secured By Design ACI21R I21 reason 20 ACK01 Compliance with submitted plan ACC01R Reason C01 21 ACK05 Slab levels - no details submitted ACK05R K05 reason 22 ACL03 Site wide Energy statement ACL03R Reason L03 23 The application site is located within an Air Quality Management Area declared for NOx. In order to minimise the impact of the development on local air quality any gas boilers must meet a dry NOx emission rate of <40mg/kWh. Reason: Reasons for permission: In granting permission the Local Planning Authority had regard to the following policies: UDP: T3 Parking T7 Cyclists T18 Road Safety H1 Housing Supply H2 Affordable Housing H7 Housing Density and Design BE1 Design of New Development NE7 Development and Trees IMP1 Planning Obligations London Plan: 2.6 Outer London: Vision and Strategy 3.3 Increasing Housing Supply 3.4 Optimising Housing Potential 3.5 Quality and Design of Housing Developments 3.6 Children and Young Peoples Play and Informal Recreation Facilities 3.8 Housing Choice 3.9 Mixed and Balanced Communities 3.11 Affordable Housing Targets 3.13 Affordable Housing Thresholds 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.7 Renewable Energy 5.13 Sustainable Drainage 6.9 Cycling 6.10 Walking 6.13 Parking 7.1 Building London’s Neighbourhoods and Communities 7.2 An Inclusive
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