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

The development is considered to be satisfactory in relation to the following:

(a) the appearance of the development in the street scene (b) the relationship of the development to adjacent property (c) the character of the development in the surrounding area (d) the impact on the amenities of the occupiers of adjacent and nearby properties (e) the safety of pedestrians and motorists on the adjacent highway (f) the safety and security of buildings and the spaces around them (g) accessibility to buildings (h) the housing policies of the development plan (h) the design policies of the development plan (i) the transport policies of the development plan and having regard to all other matters raised.

INFORMATIVE(S)

1 Before the use commences, the Applicant is advised to contact the Pollution Team of Environmental Health & Trading Standards regarding compliance with the Control of Pollution Act 1974 and/or the Environmental Protection Act 1990. The Applicant should also ensure compliance with the Control of Pollution and Noise from Demolition and Construction Sites Code of Practice 2008 which is available on the Bromley web site.

2 If during the works on site any suspected contamination is encountered, Environmental Health should be contacted immediately. The contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Authority for approval in writing.

3 With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason: to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

4 Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres per minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

5 Any repositioning, alteration and/ or adjustment to street furniture or Statutory Undertaker’s apparatus, considered necessary and practical to help with the alteration of vehicular crossover hereby permitted, shall be undertaken at the cost of the applicant.

6 You are reminded of your obligation under Section 80 of the Building Act 1984 to notify the Building Control Section at the Civic Centre six weeks before demolition work is intended to commence. Please write to Building Control at the Civic Centre, or telephone 020 8313 4313, or e-mail: [email protected]

7 You should consult the Land Charges and Street Naming/Numbering Section at the Civic Centre on 020 8313 4742 or e-mail: [email protected] regarding Street Naming and Numbering.

8 You should contact extension 4621 (020 8313 4621 direct line) at the Environmental Services Department at the Civic Centre with regard to the laying out of the crossover(s) and/or reinstatement of the existing crossover(s) as footway. A fee is payable for the estimate for the work which is refundable when the crossover (or other work) is carried out. A form to apply for an estimate for the work can be obtained by telephoning the Highways Customer Services Desk on the above number.

9 You are advised that this application may be liable for the payment of the Mayoral Community Infrastructure Levy under the Community Infrastructure Levy Regulations (2010) and the Planning Act 2008. The London Borough of Bromley is the Collecting Authority for the Mayor and this Levy is payable on the commencement of development (defined in Part 2, para 7 of the Community Infrastructure Levy Regulations (2010). It is the responsibility of the owner and /or person(s) who have a material interest in the relevant land to pay the Levy (defined under Part 2, para 4(2) of the Community Infrastructure Levy Regulations (2010).

If you fail to follow the payment procedure, the collecting authority may impose surcharges on this liability, take enforcement action, serve a stop notice to prohibit further development on the site and/or take action to recover the debt.

Further information about Community Infrastructure Levy can be found on attached information note and the Bromley website www.bromley.gov.uk/CIL

Application:12/03634/FULL1 Address: 2 Betts Way Penge London SE20 8TZ

Proposal: Demolition of existing building and erection of 4 storey building comprising 22 flats and 2 semi-detached wheelchair bungalows with 24 car parking spaces

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