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Esso Petrol Filling Station in the London Borough of Ealing Planning Application No

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Esso Petrol Filling Station in the London Borough of Ealing Planning Application No planning report GLA/4349a/01 3 June 2019 Esso Petrol Filling Station in the London Borough of Ealing planning application no. 185938VAR Strategic planning application: combined stage 1/stage 2 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Application for a Minor Material Amendment (S73) to vary conditions 2, 3, 4, 15, 17, 18, 20, 22, 23, 24, 26, 27, 28, 29, 31, 32, 39, 35, 37, 40, 41, 43, 44 and 46 of planning permission 177742FUL dated 20 April 2017 for residential-led, mixed use redevelopment to provide a 16-19 storey building comprising 166 residential units (one, two and three bedroom) and including (affordable housing); 117sqm of commercial floorspace (Use Class B1a); vehicular, cycle and pedestrian access; vehicular and cycle parking; refuse areas; landscaping, play and amenity space. Amendments incorporating larger entrance lobby at ground floor level; replacement of commercial floorspace at ground floor with a new residents lounge, staff office/staff room and residents gym; unit mix change, to allow for enhanced ground floor offer; constructing a communal winter garden on the upper level amenity deck; changes to approval of details. The applicant The applicant is Redrow Homes Limited and the architect is Boon Brown Architects. Key Dates Pre-application: No pre-application Stage 1 report: No stage 1 report issued Planning Committee meeting: 17 April 2019 Strategic issues Principle: Variations which maintain a residential-led development providing 166 new dwellings remain consistent with the extant development approval and in accordance with London Plan Policy 3.3 and draft London Plan Policy H1. (paragraphs 18-23) Housing: The relocation of the previously approved affordable housing into the neighbouring development would result in an overall uplift in affordable housing delivery across the two schemes which is supported by London Plan Policies 3.11 and 3.12 and draft London Plan Policies H5 and H6. Suitable linkages between the delivery of the two schemes are secured in the s106 agreements, as amended by deeds of variation. (paragraphs 24-31) Urban Design: The proposed changes are considered minor and acceptable, and will not alter the previous assessment given to the extant approval (LPA Ref: 177742FUL as amended by LPA ref: 184105NMA). (paragraphs 32-33). Transport: there are no strategic transport issues resulting from the proposed variations. The scheme remains consistent with the Mayor’s Transport Strategy and the intent of Chapter 6 of the London Plan and Chapter 10 of the draft London Plan, as previously assessed. (paragraph 34). The Council’s decision In this instance Ealing Council has resolved to grant planning permission. Recommendation That Ealing Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. page 1 Context 1 On 19 February 2019 the Mayor of London received documents from Ealing Council notifying him of a planning application of potential strategic importance, to vary the extant development approval on the above site under Section 73 of the Town and Country Planning Act 1990. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 1A and 1C of the Schedule to the Order 2008: • 1A: Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats. • 1C: Development which comprises or includes the erection of a building of one or more of the following descriptions: (c) the building is more than 30 metres high and is outside the City of London. 3 On 17 April 2019, Council determined to grant planning permission. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct Council under Article 6 to refuse the application or issue a direction to Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application and any connected application. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The 0.22-hectare site is an island site, located between two mini-roundabouts, bound by Merrick Road to the west and a service road to the north, south and west. To the north of the site, beyond the service road, lies an area of industrial land and beyond this lie railway lines, connecting Southall station with central London to the east and Slough, Reading and Oxford to the west. 6 The was previously used as an operational Esso Petrol Station, with a small convenience store. At present, the site has been cleared and construction works are underway with respect to the previous consent (177742FUL dated 20 April 2017) for the construction of a residential-led mixed-use development up to 19 storeys, comprising 166 residential units and 117 sq.m of office floorspace (B1 use). 7 The site is irregularly shaped; it is approximately 77 metres long, with widths of approximately 27 metres at the northern boundary and 40 metres at the southern boundary. The site lies within the Southall Opportunity Area and within the Ealing Housing Zone. At a local level, the site is allocated in the Local Plan (under allocation SOU6) as a development site for mixed use redevelopment, including offices, residential and public open space, with ancillary commercial and community uses. page 2 8 The nearest part of the Strategic Road Network is the A4020, known as The Broadway, which is approximately 850 metres away, whilst the closest section of the Transport for London Road Network is the A312, approximately 1.7 kilometres from the site. Southall railway station, approximately 350 metres away, currently has National Rail services but will be served by the Elizabeth Line (Crossrail) from 2019. Whilst there are bus stops close to the site on Merrick Road, they are presently used only for diversions for religious events. The Public Transport Access Level (PTAL) of the site is therefore recorded as good (4), on a range between 1 (lowest) and 6 (highest). Details of the proposal 9 The proposals are for minor material amendments to the extant consent (177742FUL dated 20 April 2017) to redevelop the site with a 16-19 storey tower, providing commercial floorspace at ground floor and 166 residential units above. 10 The proposed variations result in alterations to the number of units, tenure and unit size mix of the approved scheme. The previously approved unit size/tenure mix is as detailed in the following table: Unit Private Market Affordable Housing Total Size London London Shared Affordable Living Rent Ownership Rent Studio 1 Unit 1 Unit 0 Units 0 Units 2 Units (1 Habitable (1 Habitable (0 Habitable (0 Habitable (2 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) 1 Bed 39 Units 2 Units 4 Units 4 Units 49 Units (78 Habitable (6 Habitable (8 Habitable (8 Habitable (100 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) 2 Bed 64 Units 12 Units 9 Units 13 Units 98 Units (192 Habitable (36 Habitable (27 Habitable (39 Habitable (294 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) 3 Bed 7 Units 2 Unit 3 Unit 5 Units 17 Units (28 Habitable (6 Habitable (12 Habitable (20 Habitable (66 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) Total 111 Units 17 Units 16 Units 22 Units 166 Units (299 Habitable (49 (47 (67 (462 Rooms) Habitable Habitable Habitable Habitable Rooms) Rooms) Rooms) Rooms) 55 Units (163 Habitable Rooms – 35%) 11 By contrast, the unit size and tenure mix resulting from the proposed variations is as follows: page 3 Unit Private Market Affordable Housing Total Size London London Shared Affordable Living Rent Ownership Rent Studio 3 Units 0 Units 0 Units 0 Units 3 Units (3Habitable (0 Habitable (0 Habitable (0 Habitable (3Habitable Rooms) Rooms) Rooms) Rooms) Rooms) 1 Bed 52 Units 0 Units 0 Units 0 Units 52 Units (104 Habitable (0 Habitable (0 Habitable (0 Habitable (104 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) 2 Bed 98 Units 0 Units 0 Units 0 Units 98 Units (294 Habitable (0 Habitable (0 Habitable (0 Habitable (294 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) 3 Bed 13 Units 0 Units 0 Units 0 Units 13 Units (52 Habitable (0 Habitable (0 Habitable (0 Habitable (52 Habitable Rooms) Rooms) Rooms) Rooms) Rooms) Total 166 Units 0 Units 0 Units 0 Units 166 Units (453 Habitable (0 Habitable (0 Habitable (0 Habitable (453 Rooms) Rooms) Rooms) Rooms) Habitable Rooms) 12 The following physical changes are also proposed to the approved scheme: • Replacement of the 117 sq.m commercial space on the ground floor with an ancillary communal residents lounge, staff office and larger entrance lobby. • Internal layout changes to facilitate the proposed unit mix changes. Including the removal of two units at ground floor level and the subsequent provision of two units at 13th and 14th floor levels within the approved building footprint. • Construction of a glazed winter garden on the 16th floor level amenity deck. Case History 13 Full planning permission (LPA Ref: 177742FUL) was granted on 20 April 2018 for the redevelopment of the site to provide 166 residential units and 117 sq.m of office space (B1a use) within a development of 16 and 19 storeys.
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