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Replacement A406 Tempelhof Bridge), Brent Cross Cricklewood Regeneration Area, London NW2

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Replacement A406 Tempelhof Bridge), Brent Cross Cricklewood Regeneration Area, London NW2 LOCATION: Bridge Structure B1 (Replacement A406 Tempelhof Bridge), Brent Cross Cricklewood Regeneration Area, London NW2 REFERENCE: 15/06571/RMA Received: 27 October 2015 Accepted: 27 October 2015 WARD: Childs Hill, Golders Expiry: 26 January 2016 Green, West Hendon APPLICANT: Brent Cross Development Partners PROPOSAL: Submission of Reserved Matters Application within Phase 1A (North) of the Brent Cross Cricklewood Regeneration Area; relating to Layout, Scale, Appearance, Access and Landscaping for Bridge Structure B1 (Replacement A406 Tempelhof Bridge). Submission is pursuant to conditions 1.2.1A, and 2.1 and for the part discharge of condition 13.1 of planning permission F/04687/13 dated 23 July 2014 for the comprehensive mixed use redevelopment of the Brent Cross Cricklewood Regeneration Area. RECOMMENDATION This application is recommended for APPROVAL subject to conditions and informative(s) attached in Appendix 1. 1 1. APPLICATION SUMMARY This is a Reserved Matters Application submitted by the Brent Cross (BXC) Development Partners relating to Phase 1A (North) of the Brent Cross Cricklewood regeneration. The application seeks approval for an alternative design for Bridge Structure B1 (Replacement A406 Tempelhof Bridge) in relation to the reserved matters of scale, layout, access and appearance pursuant to Conditions 1.2.1.A, 2.1 and also seeks the part discharge of Condition 13.1 of the 2014 Section 73 planning consent for the redevelopment of the Brent Cross Cricklewood regeneration area (Planning reference F/04687/13) (the ‘s73 Permission’). Reserved Matters for Phase 1A (North) were approved in 2015 which included infrastructure items (junction improvements, roads, bridges and the diversion of the River Brent); the central stretch of the new Central Brent Riverside Park; open space improvements to Clitterhouse Playing Fields and Claremont Park and the residential development of Plots 53 and 54 (the Brent Terrace Triangles). Following the approval of the Phase 1A (North) Reserved Matters, the BXC Development Partners investigated alternative designs for a number of specific highway infrastructure items and as a result a further four Reserved Matters Applications (RMAs) were submitted to the London Borough of Barnet (LBB) in October 2015. Three of these RMAs were approved in 2016 and are listed below: 1. Tilling Road West Realignment and Diversion (Part 1) RMA – alternative design to the Tilling Road / Brent Terrace North junction which reduces the need for temporary tie in works to align the junction with existing Brent Terrace North (Approved: 29/02/2015; Ref: 15/06572/RMA) 2. River Bridge 1 and Central and Western River Brent Alteration & Diversion Works RMA – an alternative design for River Bridge 1 (the western element of the Western Roundabout) which lengthens the structure to improve buildability of the bridge abutments. This results in an alternative design to a small element of the Central and Western River Brent Alterations and Diversion works where it passes through the Western Roundabout (Approved: 29/02/2015; Ref: 15/06573/RMA) and 3. Central Brent Riverside Park – as a result of the above proposed alterations to River Bridge 1, alternative designs are proposed for a small section of the River Park including to Nature Park NP5 (Approved: 29/02/2015; Ref: 15/06574/RMA). The remaining RMA relates to Bridge Structure B1 (Replacement A406 Templehof Bridge) and is the subject of this report. 2 1.1 Bridge Structure B1 (Replacement A406 Templehof Bridge) In January 2016, Reserved Matters Ref: 15/03312/RMA approved Phase1A (North) highway infrastructure items, including Bridge Structure B1 which is a replacement for the existing Tempelhof Bridge over the A406 North Circular. The approved design consisted of two northbound and two southbound vehicular lanes (including a dedicated bus lane either direction), pedestrian footways both sides and a segregated two way cycle lane on the western side of the bridge. Since the approval of the Phase 1A (North) RMA, the BXC Development Partners investigated an alternative design for Tempelhof Bridge and Reserved Matters were submitted to London Borough of Barnet (LBB) in October 2015. This alternative design reduced the overall width of the bridge by removing the dedicated bus lanes, leaving one vehicular lane for all traffic in each direction. Pedestrian and cyclist facilities remained unaltered. Following consultation on the application there were concerns from TfL regarding the impact on bus services from the removal of both bus lanes. The application remained undetermined and discussions continued between the BXC Development Partners and relevant highway authorities. Following detailed traffic modelling a revised design has been proposed. The proposed bridge configuration now comprises three lanes of traffic including a northbound bus lane, a footway and segregated two way cycle lane on the western side. No footway is proposed on the eastern side. To incorporate the necessary changes amended plans were submitted to the LPA on 24th November 2016 and a further round of consultation undertaken. The width of the bridge has reduced compared to the previously approved structure by the removal of one of the dedicated bus lanes and the footway on the eastern side. The length has reduced due to moving the northern abutment south and the southern abutment north. In comparison to the approved design, the alternative bridge would approximately measure 164m in length and between 17.6m and 21.8m in width. The BXC Development Partners have advised that the alternative Tempelhof Bridge structure can now be substantially constructed prior to the existing bridge needing to being demolished. This would enable the existing bridge to remain in operation while the new one is constructed before diverting traffic onto the new bridge. This offers potential improvements to the construction programme with a shorter period of construction taking place over the A406 North Circular and would be a deliverability benefit for the overall project. The bridge deck level of the proposed alternative design is within the defined limit of deviation across the realigned River Brent, Prince Charles Drive and the A406 North Circular Road as identified on Parameter Plan 006 of the s73 Permission. However, the proposal is marginally (0.4m) beneath the minimum width parameters. In this respect, an application under Condition 2.4 and 2.5 has therefore been submitted to provide minor amendments to the approved parameters and controls contained within the Revised Design Specification 3 Framework (RDSF), Design and Access Statement (RDAS) and Revised Design Guideline (RDG) to reflect the revised bridge design. As a consequence of this design, it will also be necessary to amend the definition ‘Bridge Structure (Replacement A406 Tempelhof Bridge)’ contained in the Glossary to conditions attached to the s73 Permission. This will be achieved through condition 1.30 which allows minor revisions to the Glossary agreed in writing with the Local Planning Authority (LPA). The proposed alternative design for the bridge structure is substantially in accordance with the identified parameters and principles of the s73 Permission subject to the minor variations required under Conditions 2.4 and 2.5. The Reserved Matters Application was submitted on 27 October 2015 to comply with the conditions and deadlines within the Section 73 planning permission and the provisions of the Section 92 of the Town & County Planning Act 1990 (as amended). Amended plans, clarifications and updates to the Reserved Matters Transport Report Addendum and EIA Addendum Further Information Report were submitted to London Borough of Barnet on 24th November 2016. 2. RELEVANT PLANNING HISTORY 2.1 Outline Consent The principle of development at Brent Cross Cricklewood was first established by way of a site-specific Development Framework produced in April 2004 as Supplementary Planning Guidance (SPG) in accordance with the London Plan. The SPG established a vision to ‘to create a new gateway for London and a vibrant urban area for Barnet’. The comprehensive redevelopment of the wider Brent Cross Cricklewood regeneration area was subsequently granted planning permission in outline in 2010 under planning permission C/17559/08 (the ‘2010 permission’). This permission was subsequently revised under a Section 73 planning application (F/04687/13) which was approved on 23 July 2014 (the ‘s73 Permission’) as described below: Section 73 Planning application to develop land without complying with the conditions attached to Planning Permission Ref C/17559/08, granted on 28 October 2010 ('the 2010 Permission'), for development as described below: Comprehensive mixed use redevelopment of the Brent Cross Cricklewood Regeneration Area comprising residential uses (Use Class C2, C3 and student/special needs/sheltered housing), a full range of town centre uses including Use Classes A1 - A5, offices, industrial and other business uses within Use Classes B1 - B8, leisure uses, rail based freight facilities, waste handling facility and treatment technology, 4 petrol filling station, hotel and conference facilities, community, health and education facilities, private hospital, open space and public realm, landscaping and recreation facilities, new rail and bus stations, vehicular and pedestrian bridges, underground and multi-storey parking, works to the River Brent and Clitterhouse Stream and associated infrastructure, demolition and alterations of existing building structures, CHP/CCHP,
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