177 High Street, Barkingside, Ilford IG6 2AJ

Our Ref: 3861/PLANNING/DAS

Date: September 2018

Design and Access Statement for 173 – 177 High Street, Barkingside, Ilford IG6 2AJ.

Retrospective demolition & reinstatement of retail shop & associated B8 storage at ground and first floor. Along with 3 new C3 residential floors over, at second, third and fourth floor level. To provide 2 number 3B/4P flats, 3 number 2B/3P flats & 4x 1B/2P flats; including ancillary bin storage, 2 car parking spaces and 12 x cycle space. Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Contents:-

1. Introduction

2. Application Rational

3. Site Analysis 3.1. Planning History 3.2. Planning Legislation 3.3. Site Description & Location

4. Site Response 4.1. Use 4.2. Amount 4.3. Layout 4.4. Appearance & Scale 4.5. Access

5. Construction

6. Appendices 6.1. Planning Approval 0511/16 6.2. Pre-existing Drawings 6.3. Proposed Drawings 6.4. 3102-A1-External Materials and balcony screening 6.5. Noise Report 6.6. Construction Phase Plan 6.7. Planning Statement

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

1. Introduction

MGL Architects have been appointed by Barkingside Development Ltd to produce a town planning application for:

Application Documents.

This report is to be read in conjunction with drawings numbered as follows:-

OS Map: -

- Location Plan.

Pre-Existing drawings: -

- 3102-01. Pre-existing ground &first floor plan. - 1603/P005. Pre-existing High Street Elevation.

Proposed drawings by Barkingside Development Ltd

- P001A_Proposed Ground Floor - P002A_Proposed First Floor - P003A_Proposed Second Floor - P004A_Proposed Third Floor - P005A_Proposed Fourth Floor - P006_Proposed Front Elevation - P007_Proposed Side Elevation - P008_Proposed Rear Elevation - P010_Proposed Section

Additional Documents to support the application

- 3102-A1-External Materials by Bahara Design Ltd - Planning Statement by Stephen Hayhurst - Sound Insulation Scheme by Sound Planning Ltd - Construction Phase Plan by Liz O’Brien

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

2. Application Rational

The application has been lodged due to structural concerns in retaining and extending the existing building at 173 – 177 High Street, Barkingside, as per application ref 0511.16.

This application also seeks to discharge the pre-construction planning conditions associated with application 0511/16. These details were submitted to the council & registered as 0511/16/02 & 03 respectively. They were subsequently withdrawn due to implementation concerns with application 0511/16.

Therefore this submission seeks to reinstate the proposal as per 0511/16, along with the discharge of conditions as per 0511/16/02 & 03.

Conditions

The conditions raised within application 0511/15 requiring discharge and forming part of this application submission are as follows; -

Condition 3 - Materials

Before the development hereby permitted commences at the site, details/samples of the materials to be used in the construction of the external surface(s) of the building(s) hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with these approved details.

Reason: In order to ensure that the development has a satisfactory appearance and to comply with Policy BD1 of the Council's Borough Wide Primary Policies Development Plan Document.

Please see drawing - 3102-A1-External Materials by Bahara Design Ltd

Condition 4 – Control of construction activity – details

Before the development hereby permitted commences at the site, a scheme shall be submitted to and approved in writing by the Local Planning Authority describing the means by which construction activity at the site and construction traffic to and from the site shall be controlled. The scheme shall include measures for:

1) Construction traffic routes;

2) Construction traffic washing;

3) Public highway cleaning;

4) Dust suppression;

5) Noise suppression;

6) Hours of work;

7) Construction waste disposal.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

The development hereby permitted shall only be carried out and completed in accordance with the approved scheme.

Reason: In order to ensure that the construction of the development at this site is undertaken in a manner which minimises its effect on the local environment.

Please see the – construction phase plan by Liz O’Brien.

Condition 6 - Sound insulation measures

Before the development hereby permitted commences at the site, details of measures to be taken to insulate and/or screen from external noise the residential units and amenity areas hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The measures as approved shall be provided at the site before any residential unit is first occupied, and retained thereafter in accordance with the approved details.

Reason: In order to ensure that the residential accommodation and amenity areas to be provided are suitably protected from any external source of disturbance, and to accord with Policy SP3 of the Council's Core Strategy Development Plan Document and Policy BD1 of the Council's Borough Wide Primary Policies Development Plan Document.

Please see the – Sound insulation screen by Sound planning.

Condition 7 – Balcony Screening.

Before the development hereby permitted is occupied, details of screening to be installed on the side of the rear balconies to protect the privacy of the neighbours at number 171 shall be submitted to and approved in writing by the Local Planning Authority. The screening on the rear balconies shall be installed at the site before any residential unit is first occupied, and retained thereafter in accordance with the approved details.

Reason: In order to ensure that the development does not have an adverse impact on neighbourly amenity and to comply with Policy BD1 of the Council's Borough Wide Primary Policies Development Plan Document.

Please see drawing - 3102-A1-External Materials by Bahara Design Ltd

*NB – Other conditions required to be discharged prior to occupation, will be submitted at a later date.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

3. Site Analysis

3.1. Planning History

The following illustrates some recent planning history on the application site.

Application Number: 0511/16

Location: 173-177, High Street, Barkingside, Ilford, IG6 2AJ

Proposal: Extension above existing retail premises to create second, third and fourth storey to form two three-bedroom, three two-bedroom and four one-bedroom flats including bin storage two car and twelve cycle spaces (Summary).

Current Status: Granted/Approved - with conditions

Application Number: 0511/16/02

Location: 173-177, High Street, Barkingside, Ilford, IG6 2AJ

Proposal: Control of construction activity and traffic (Condition 4); Sound (Condition 6): Extension above existing retail premises to create second, third and fourth storey to form two three-bedroom, three two-bedroom and four one-bedroom flats including bin storage two car and twelve cycle spaces (Summary).

Current Status: Decision made, view the decision in the "Conditions & Reasons"

Application Number: 0511/16/03

Location: 173-177, High Street, Barkingside, Ilford, IG6 2AJ

Proposal: Materials (Condition 3); Balcony screening (Condition 7): Extension above existing retail premises to create second, third and fourth storey to form two three-bedroom, three two-bedroom and four one-bedroom flats including bin storage two car and twelve cycle spaces (Summary).

Current Status: Decision made, view the decision in the "Conditions & Reasons"

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

3.2. Planning Legislation

MGL note the current list details the current planning legislation is as follows.

- The London Plan - Local Plan 2015 - 2030 - Local Development Framework Core Strategy - National Planning Policy Framework

Within the legislation it states that there is a pressing need for housing development to accommodate London’s and Redbridge’s rapidly expanding population. The recent rate of housing completions in the Borough is low and a rigorous analysis of the council’s figures would surely show nowhere a 5 years supply of deliverable sites, as required by the NPPF.

3.3. Site Description & Location

The application site is located at address, 173 – 177, High Street, Barkingside, Ilford, IG6 2AJ. The site is situated within the London borough of Redbridge and lies at the northern end of Barkingside, High Street, opposite Fullwell Cross Library and Leisure Centre.

The property occupies a site of 385m2. The property immediately to the north is a flat roofed single storey brick electricity substation. The property to the south consists of ground floor retail premises and four storeys of accommodation above, the top within a mansard roof.

The site is within Barkingside District Centre as defined in the adopted Borough Primary Policies DPD and also within designated Primary Shopping Area. There is a wide range of shops and services within a short walking distance to the south of the site along Barkingside High street and many other shops, services, community educational and leisure facilities are accessible in nearby town and district centres by public transport.

The site is 500m from Fairlop Station. There is a northbound bus stop immediately adjacent to the site and a southbound bus stop opposite the site reached from a nearby pedestrian crossing. The following regular bus services operate in the vicinity of the site:-

- 128 – Claybury Broadway to Romford - 150 – Becontree Heath to Chigwell Row - 167 – Debden to Ilford - 169 – Clayhall to Barking - 247 – Barkingside to Romford - 275 Barkingside to Walthamstow - 462 – Hainault to Ilford - N8 – Hainault to central London

The site has a PTAL rating of 4 and has good local road and public transport services

The application site is not located in a Conservation Area and there are no locally listed or buildings of township merit, within the close proximity..

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Aerial view 1.0

Aerial view 2.0

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Aerial view 3.0

Aerial view 4.0

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

4. Site Response

4.1. Use

The previous application 0511/16 proposed the retention of the existing building, and the ground floor retail use (use class A1) with ancillary first floor (B8) storage space.

Due to lack of structural integrity and subsequent demolition of the existing building. This application seeks to reinstate the uses as per the planning approval 0511/16, within the same volume and design. Therefore maintaining the shop and add residential (C3) above, providing 9 flats over 3 storeys.

4.2. Amount

Internal Spaces Standards

The site area, including half the road width, is 385m2. The proposal is for nine flats and Re-instatement of the shop and storage.

The recommended density range in table 3.2 of The London Plan (2015) for urban areas with PTAL of 4 and an average habitable rooms per unit of 2.7-3.0 is 70-260 units per hectare

The scheme propose an average of 2.8 habitable rooms per units. The proposed development therefore falls within this acceptable density range.

Space Sizes & Standards for the Re-instated Retail, Ancillary Storage & Flat sizes

Total ground floor retail area is 135 sq.m and first floor storage area is 200 sq.m.

As per the existing building in application 0511/16

The proposed flat sizes compare with these standards as follows:-

Flat Actual Floor Area London Plan

1 Bed 2 Person 50 50

1 Bed 2 Person 53 50

2 Bed 3 Person 61 61

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

2 Bed 3 Person 63 61

3 Bed 4 Person 74 74

The London Plan and council internal space standards are therefore either met or exceeded by the proposed development. The layout and design of the flats also meets the Lifetime Homes standards.

Amenity space – External amenity to flats

BWPP policy BD4 says that in town centres, new dwellings may be permitted without amenity space.

Most of the existing flats above shops in the High street have little or no site amenity space.

The proposed development includes three rear private balconies of 5, 8 and 11m2 respectively. These balconies will have privacy screens to protect the neighbour’s privacy. As requested in condition 7 of planning application # 0511/16. The screens will be 1800m high screens timber frame with timber panelling to obscure view. (See appendix 6.4)

The following products or similar will be used as recommended in the noise report, (see Appendix 4.3.) to soundproof the residential units:

Area Product Sound Insulation Performances dB Rw Glazing 9.1mm Pilkington Optiphon 50 20mm Argon 13.1mm Pilkington Optinhon Ventilation MA3051 55

Wall System 215mm Block Wall + Karma 48 Acoustiwall

It is considered that further private amenity space is not required in this case because of the close proximity to a wide range of local amenities including:-

- Full Cross Leisure Centre & Swimming Pool (immediately opposite) - Full Cross Library (immediately opposite) - Redbridge Sport Centre (500m). - Fairlop Waters Golf Course and Country Park (1km). - Barkingside Park (800m). - Other local leisure facilities, shops and social infrastructure.

Quality of residential amenity:

A noise report has been commissioned and included within the application to assess the measures that should be taken against external noise, condition 6 of planning application 0511/16 requested details of such measures.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

Parking Spaces:

The property will provide 2 car parking spaces as was requested in condition of planning application.

In addition to the car park spaces provided there is a 173 space public car park at Craven Gardens, just a short walking distance from the site.

Cycle spaces: twelve secure cycle parking spaces would be provided.

Waste/Refuse:

The scheme offers a bin/refuse store which is easily accessible for all flats from the rear yard area.

4.3. Layout

The submitted floor plans of application 0511/16 shows the layout of the proposed 9 flats over 3 storeys, retail shop unit and first floor storage space. (See appendix 5.5)

There are no changes in the layouts of the development from planning approved application 0511/16

4.4. Appearance & scale

The proposal on application 0511/016 is for 9 flats on three floors in an extended block of similar height and appearance to the neighbouring building. It is well designed and would be in keeping with the character and appearance of the area. The height of the building would match the adjoining Neon Court and would be finished in similar style, with bricks, reconstruction stone window surrounds and coping, and a natural slate mansard roof. Alterations would be carried out to the existing first floor facades to match the appearance of the remainder of the proposed development.

This application seeks to the same as to elevation as per appearance and scale (see appendix 6.3 & 6.4).

Materials:

Details below and in drawing 3102-A1 provide information on all the proposed materials. This information would satisfy condition 3 of the planning approved application no.0511/16

• Dormer tile clad or GRP • Tiles to be eternity slates or similar. • Precast concrete coping to parapets • Window white UPVC pattern as shown on drawing • All external brickwork Kassandra multi or 2nd option old Woodford red multi as per sample. • Stone window surrounds and corners as shown on drawings. • Aluminium shopfront • Railing to be glass with stainless steel stain framework • 1800mm high screens timber frame with timber panelling to obscure view • Clear glass balconies, stainless stain handrail and framework.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

4.5. Access

Access to the flats would be via a front entrance from the High Street and a rear entrance from Fairlop Road to a central stairwell and lift.

Two car parking spaces and 12 cycle spaces would be provided, accessed via the rear yard area from Fairlop Road.

A bin store would be provided with access from the rear yard area.

The site is in an area with an indicative PTAL of 4, and is accessible to a range of shops, services and facilities on foot, by bus (via the immediately adjacent bus stop) and by tube from Fairlop Station, which is 500m away. There is also a large public car park close by. In these circumstances a car free development would appropriate.

4.6 Construction

The Previous approved planning application #0511/16 requested a construction plan as condition 4. A phased construction plan has been produced to minimise the effect of the construction to the local environment, (see appendix 6.6) for the full report.

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

5. Appendices

5.1. Planning Approval 0511/16

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB.

5.2. Pre-existing Drawings

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB .

NEON COURT

171

Existing sub-station

Date Scale Client Drawing January 2016 1:100 @ A3 Job No. Drg. No. Rev. 1603 P005 ExistingExistingExistingPre-existing HighHighHigh High StreetStreetStreet Street Contract ElevationElevationElevationElevation Barkingside Developments LtdLtdLtd 173-177173-177173-177 HighHighHigh StreetStreetStreet 50,50,50, ForestForestForest Lane,Lane,Lane, Chigwell,Chigwell,Chigwell,

Rev Description Date Barkingside Essex,Essex,Essex, IG7IG7IG7 5AE5AE5AE 1 2

3 4 5

6 7 8 9

9 10 8 11 7 12 6 13 5 4 3

2 1

Pre-existing GroundPre-Existing Floor Plan Ground Floor Plan FirstPre-Existing Floor Plan First Floor Plan 5.3. Proposed Drawings

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB .

projecting lead clad natural slate dormer windows mansard

re-constructed stone copings

red stock facing bricks

re-constructed stone window surrounds

NEON COURT SHOP SIGNAGE 177 Rev Description Date 171 173

Contract 173-177 High Street Barkingside

Existing Drawing sub-station

Date Scale March 2016 1:100 @ A3 Job No. Drg. No. Rev. Proposed High Street 1613 P006 Elevation Barkingside Developments Ltd 50, Forest Lane, Chigwell, Essex, IG7 5AE stainless steel railings and balusters, toughened clear glass panels

height of adjacent sub-station

Rev Description Date

Contract 173-177 High Street Barkingside

Drawing Side Elevation Proposed Side Elevation

Date Scale March 2016 1:100 @ A3 Job No. Drg. No. Rev. 1613 P007 Barkingside Developments Ltd 50, Forest Lane, Chigwell, Essex, IG7 5AE South V

view line from bedroom window (45 o ) daylight, sunlight and outlook not impaired projecting lead clad natural slate dormer windows mansard stair window bedroom (velux) window

bedroom window stair (similar at 1st and 2nd window brick soldier courses floors but obscured by above rear elevation existing extension) windows 1500 above FFL

Contract Date Scale 173-177 High Street March 2016 1:100 @ A3 Job No. Drg. No. Rev. Barkingside 1613 P008 A

Drawing Proposed Barkingside Developments Ltd 50, Forest Lane, Chigwell, A Revised to suit new 3rd and 4th floor plans 18.03.16 Rear Elevation Essex, IG7 5AE

Rev Description Date Residential 2450 1800 250

Residential 2450 250

Storage 2450 250 Rev Description Date

Contract Retail Parking

2900 173-177 High Street Barkingside

Drawing

Proposed Section

Date Scale March 2016 1:100 @ A3 Job No. Drg. No. Rev. 1613 P010 Barkingside Developments Ltd 50, Forest Lane, Chigwell, Essex, IG7 5AE 5.4. 3102-A1-External Materials and balcony screening

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB .

NEON COURT SHOP SIGNAGE 177

171 173

,7.; 5.5. Noise Report

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB .

Project Builders Essex Ltd Kilroy House, 400 Roding Lane South Woodford Green Essex IG8 8EY

Sound Planning Ltd 25a Vicarage Hill Lower Bourne Farnham, Surrey GU10 3QS

TEL: 01252 711972 FAX: 01252 601083

Company No. 6409052

16 January 2018

Dear Sirs

Re: 175 - 177 Barkingside High Street IG6 2AJ - Sound Insulation Scheme

Sound Planning has been requested to provide a suitable sound insulation scheme at the above address.

The sound insulation scheme has been designed to provide suitable internal sound levels in accordance with BS 8233: 2014.

At this stage Sound Planning has not visited site and will calculate internal sound levels based on a theoretical worst case.

BS 8233: 2014 provides details on typical traffic noise levels measured approximately 1m from the façade:

dB L Situation Aeq, 16hrs At 20m from the edge of a busy motorway carrying many heavy vehicles; average traffic speed 78 100 km/h; intervening ground turfed At 20m from the edge of a busy main road through a residential area; average traffic speed 50 68 km/h; intervening ground paved On a residential road parallel to a busy main road and screened by the houses from the main 58 road traffic; free flowing traffic BS 8233: 2014 - Indoor Ambient Noise Levels for Dwellings

Activity Location 07:00 to 23:00 23:00 to 07:00

Resting Living Room 35 dB LAeq, 16hour -

Dining Dining Room/Area 40 dB LAeq, 16hour -

Sleeping Bedroom 35 dB L 30 dB L (daytime resting) Aeq, 16hour Aeq, 16hour

The following high (acoustic) performance sound insulation scheme has been proposed:

Sound Insulation Area Product Performance

dB Rw

9.1mm Pilkington Optiphon Glazing 20mm Argon 50 13.1mm Pilkington Optiphon

Ventilation MA3051 55

215mm Block Wall + Karma Wall System 48 Acoustiwall

Further product details can be found in the APPENDIX section of this letter.

Sound Planning has predicted internal sound levels within the proposed dwelling(s) using an external sound of 78 dB LAeq, 16hrs measured at 20m from the edge of a busy motorway carrying many heavy vehicles at an average traffic speed 100 km/h (source BS 8233: 2014).

See 'Typical Traffic Noise Levels' chart above.

Predicted Internal Noise Level Chart

Worst Case Proposed Sound Internal Sound External Sound Insulation Level Time Period Level1 Scheme2

dB LAeq,T dB Rw dB LAeq

Daytime 78 48 30 (07:00 - 23:00)

Night Time 78 48 30 (23:00 - 07:00)

The above prediction chart shows that using typical motorway noise levels (20m); internal noise levels will still meet the required standard as laid out in BS 8233: 2014 (even using daytime noise levels for the night time internal sound level prediction).

The predicted internal sound levels, although not based on measured levels on site, are based on reasonably assumed worst case external noise levels, as provided within British Standard 8233: 2014.

Yours faithfully

Dan Thomas MSc MIOA Sound Planning Ltd

1 Source BS 8233: 2014 - sound level 20 metres from busy motorway carrying HGVs, average speed 100 km/h. 2 Worst case - Wall System 48 dB Rw. APPENDIX

Noise Mitigation Products

Glazing

Noise Mitigation Products

Ventilation

MA3051

Noise Mitigation Products

Wall

Noise Mitigation Products

Wall

5.6. Construction Phase Plan

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB .

CONSTRUCTION PHASE PLAN

173-177 High Street, Barkingside, Ilford, Essex IG6 2AJ

Version 1- Dec 2017 Initial Construction phase plan, requiring periodic revision every 30 days

Liz O'Brien [email protected] CONTENTS

1. General Details ...... 1 Company name ...... 1 Address of Site...... 1 Expected Duration of the Project ...... 1 2. Details of the project team ...... 3 3. Documentation ...... 4 4. Management of the work ...... 4 5. Management Arrangements: ...... 7 6. Health risks: ...... 14

1. GENERAL DETAILS

COMPANY NAME Project Builders (Principal Contractor.)

ADDRESS OF SITE 173-177 High Street, Barkingside, Ilford, Essex IG6 2AJ

EXPECTED DURATION OF THE PROJECT Jan 2017 til Jan 2018

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 DETAILS

Extension above existing premise to create second, third and fourth storey to form:

2 x three bedroom

2 x two bedroom

4 x 1 bedroom

Including bin storage, 12 x bicycle spaces and 2 x car parking spaces.

The site will be on a main road i.e. Barkingside high street

JAN 2018

Phase 1 – reinforcement of 1st floor.

Phase 2- Ground works for removal of existing services and preparation of area for the foundations of the new structure. Laying of new foundation. Commented [EO1]: Is the footprint of the building altering and how are additional utilities going to be supplied to the FEB 2018 additional properties? Project description and program details Phase 3 – Framework for new floors and walls including any important dates. MARCH 2018

Phase 4- Cladding, Masonary and Roof

JUNE 2018

Phase 5– Installation of new services

Phase 6 – Internal partitioning – new wiring and plumbing/ decorating/.

AUGUST 2018

Phase 7- Installation of bathrooms and pipe work

OCTOBER 2018

Phase 8 - Internal decorations and finishes

Phase 9 - Snagging

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 2. DETAILS OF THE PROJECT TEAM

a. client Project Builders Ltd

b. principal designer Project Builders Ltd

Jas Bahara- Bahara Designs Ltd c. designer(s) Ron Newton

d. principal contractor Project Builders Ltd

Asbestos Surveyors - Neil Hannam- Aziza Ltd

Asbestos removal Company

Demolition – TBC e. contractor(s) Landscaper- TBC

Scaffolding - MG Scaffolding

Other trades to include Carpenters, Electricians, plumbers

f. other consultants. TBC

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 3. DOCUMENTATION Extent and location of existing records and plans which are relevant to health and safety on site, including information on existing structures when appropriate.

1603-P001 – Ground and First Floor Planning

nd th 1603-P002- 2 to 4 Floor Planning

1603-P003 – Proposed High Street Elevation

1603-P004- Proposed Rear and Side Elevations

1603-P005 – Existing High Street Elevation

Location Plan

4. MANAGEMENT OF THE WORK

a. Management structure and Kuldip Sanger is the Principal Contractor Director. responsibilities.

b. Health and safety goals for The aim is for full compliance with Health and Safety legislation. the project and Periodic inspection of the site, and inspection of the documentation. arrangements for monitoring and review of All contractors to be reviewed before commencing work on site. health and safety performance. Periodic inspection of all equipment.

c. Health and safety Risk Assessments/ method statements to be communicated to all Project Builder’s arrangements for the employees via induction. construction phase.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 These will be displayed at the site entrance, and communicated via a toolbox talk to all employees and contractors.

The following site rules shall be adhered to as a minimum:

(a) All site personnel operatives must undergo a site safety initiation and induction prior to commencing work on site.

(b) All site visitors must sign a register, having read the site Safety Rules, before entering the site.

(d) There will be no alcohol permitted on site. Operatives suspected of being under the influence of drugs or alcohol will be asked to leave the site.

(e) The working hours will be agreed at the tender stage weekend working will be subject to any additional requirements that may be imposed by the Local Authority or agreements within the neighbouring area.

(f) Noisy work shall only be carried out after pre-consultation with the existing adjacent business occupants and the occupants of the adjoining properties.

(g) Remove all ladders at the end of each work period and when unattended and leave the access barrier to the site and doors to the building securely locked.

(h) Comply with all COSHH Regulations and Health & Safety Executive requirements d. Site rules. and regulations.

(i) Restrict access during periods of debris removal.

(j) Restrict access during clearance of any hazardous materials.

(k) Post suitable warning notices in accordance with HSE Guidance Notes GS7.

(l) Where appropriate operate a permit to work system (hereinafter detailed).

(m) All materials and plant must be securely stored away at the end of each working session and work areas kept tidy.

(n) The burning of rubbish on site is not permitted.

(0)The site shall be secured generally at the end of each working period.

(p) All operatives and visitors to the site shall wear protective equipment (PPE) appropriate for their due task and in accordance with all Health & Safety Executive recommendations and regulations.

(q) 110v power or battery operated equipment to be used on site wherever possible and these must have a current periodic test certificate.

(r) Scaffold, shall only be erected or altered by duly trained and authorised personnel. A scaffolding completion certificate must be issued before the scaffold is used, kept in the site office for review and provided to the CDM Co-ordinator on request. Any incomplete scaffolding should have a warning notice posted on it, to this effect, and advising that it should not be used. Scaffolds to be checked a minimum of 7 days or more frequently for any adverse weather conditions which may affect the safety of the scaffold.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017

(s) Trained and authorised personnel shall carry out all works to electric equipment and circuits.

(t) All notices shall be strictly observed and adhered to.

(u) All works subject to a method statement shall be carried out in accordance therewith.

(v) Only operatives who can demonstrate they have been trained in this use and provide the appropriate license shall operate mechanical plant. Certificates shall be checked and verified by the site manager.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 5. MANAGEMENT ARRANGEMENTS FOR:

The management structure is not extensive, and the project team regularly visit site a. co-operation between the and speak with each other at the office. project team on site and coordination of their work The client has provided the specification, and drawings. There are regular meetings to communicate updates, and any modifications to design.

The workforce is communicated with in a weekly briefing, and more frequently if there is a significant change to works and the risks that arise from it.

b. consultation with There will be a main briefing on opening of the site to embed the site rules, and ensure the workforce everyone is inducted.

The site noticeboard will detail any new site rules, and Sub Contractors and Employees will accept these when signing in to the site sign in book.

c. the exchange of design information between the client, designers, principal Coordination meetings, emails and discussion will be held on a regular basis. designers and contractors on site

The design will not be significantly changed, that will involve the type of work having to d. handling design alter. This has been prescribed in the planning permission issued by Redbridge council. changes during the The plans have been subject to planning permission, and forward planning has been project considered in the existing design for any further permissions and consequential further building that will take place.

All contractors will be required to provide evidence of their competency to carry out their role,

Site specific risk assessments and method statements will be required from each contractor for the job they will be conducting on site. Any change to their works will require resubmittal of revised Risk Assessment/ Method statements. e) the selection and control of contractors Relevant clearance notes and collection notices will be maintained.

SSIP certified contractors will be preferable above those without.

A sign in/ sign out sheet will be required for all contractors and employees to complete.

Every contractor and their employees that come on to site will receive a site induction given by the CITB SMSTS trained site manager/ supervisor- Kuldip Sanger.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 Information such as the Asbestos survey, fragile surfaces, scaffold design, Elec/ Mech drawings etc will be provided to contractors before they attend site. f) the exchange of health and The provision of health and safety information will be provided by the site supervisor safety information between when Contractors arriving on site, and this will be registered in the induction register. contractors For tasks that involve multiple participation of contractors, an exchange of documents, meetings and conversations will be arranged.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 Management of the work (continued) Details

The site is secured by a perimeter fence/ Hoarding, and all doors are locked.

Access from inside the shop leading to the upper floors, will also be secured.

g) site security The scaffold will have control measures in situ, to prevent people from climbing up it. The Sub Station adjacent to the property, the side elevation will have additional controls via the scaffold to ensure no unauthorised entry.

All final exits are secured when the site is not in operation.

Site Induction will be conducted by the site supervisor Kuldip Sanger or a h) site induction competent SMSTS trained employee.

Periodic site toolbox talks will be conducted on a weekly basis, and risk i) on-site training assessments and Safe Systems of work will be communicated to employees, and others whom may be at risk from the hazard identified.

Toilets and welfare facilities are available on site, and will be made known during j) welfare facilities and first the site induction. aid Hot and cold water is available.

An accident book will be available at the sign in desk, within the site pack. All accidents will be initially investigated by the site supervisor. Should the incident k) the reporting and investigation of be serious, then an external consultant will be contacted to carry out the accidents and incidents including investigation. near misses All incidents within the remit of RIDDOR must also be reported to the CDM advisor to the principal contractor, and investigated as per the situation dictates.

Risk Assessments and Safe Systems of Work will be reviewed by Liz O’Brien, Terra I) the production and approval Firma 360 ltd. The Principal Contractor is to advise if there is a change to the risk of risk assessments and written systems of work or construction plan of works, so that risk assessments and method statements can be reviewed.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 In the event of an emergency situation the appropriate Emergency Service is to be notified immediately by telephone. Likely emergencies are as follows:

(a) Accidental personal injury (b) Accidental damage to the plant, machinery or structures (c) Accidental damage to services i.e. water, gas and electric (d) Outbreak of fire (e) Intentional personal damage to the plant machinery or structure

Emergency contact details and telephone contact numbers must be displayed in a prominent position adjacent to the site office telephone. The numbers must include the following:

1. Local Hospital Casualty Department 2. Local Police 3. Health and Safety Executive 4. Electricity Board m) fire and emergency 5. Gas Board procedures. 6. Employer and Principle Contract 7. CDM Co-ordinator 8. Project Managers Details of the nearest A&E will be provided via the site notice board and induction.

King Georges Hospital Barley Lane Ilford Essex IG3 8YB

Contractors will be required to provide details of their first aid arrangements. A first aid box will be provided on the site.

First aid training is to be provided for Project Builder employees.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 Management of the work (continued) Details

The access for deliveries is via the rear of the construction site via Fairlop Road. No vehicles are permitted to stop on Barkingside high street to make deliveries.

A sign will be posted on the hoarding stating that all deliveries are to turn left at the traffic lights. A further sign will be posted on the gates.

Vehicles are not to reverse out of the car park and must turn around within the confines of the construction site, via the assistance of a. delivery and removal of materials (including banksmen to avoid collision with vehicles. Commented [EO2]: Need to confirm waste) and work equipment taking account of any risks to the public (for example during This will not be used for storage of materials. access to or egress from the site) All heavy equipment and materials that are not safe to manual handle for floors above ground level, will be transported via the use of a hoist, with barriers and supervision in situ.

No equipment or materials will be permitted to left outside of the premises, i.e. all goods must be signed for by a member of staff or a designated contractor.

Large deliveries involving multiple delivery drivers will be planned to avoid congestion of the service road.

All services will be initially isolated during the demolition phase by competent Gas Engineers, Electricians and contractors/ employees with the correct level of mechanical expertise.

The electrical services will be isolated to site, and generators will be b. dealing with services - water, electricity used to supply power for work equipment and temporary lighting. and gas, including overhead powerlines and temporary electrical installations All gas supplies will be isolated, and will only be re-instated by a competent Gas Safe Accredited engineer with the appropriate qualifications and experience.

Water services will be isolated by a competent company, and in line with water board regulations

The adjacent land use is an electrical substation, and other c. accommodating adjacent land use commercial and residential properties.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 The demolition and erection of walls will be planned by competent architects and designers, and carried out by competent contractors on site.

d. stability of structures whilst carrying out The project will be monitored on a frequent basis, and will be planned construction work, including temporary out in phases to ensure that preparatory work is given sufficient time structures and existing unstable structures to be carried out, before final demolition or installation takes place.

The local building control will be engaged at all stages, and any concerns will be raised with the designers and clients nominated competent person,

Working at Height will be from step ladders and from scaffolding. Toolbox talks and Risk Assessments/ Method statements will be communicated via induction and regular communication.

e. preventing falls Scaffold will be fitted by a competent scaffolder, and inspected as per the HSE and Scaffold industry guidance. As a minimum, all toe boards, and ladders will be 1 metre over any platform. Only competent tradesmen will be permitted to work from the scaffold, to prevent items falling from height.

f. work with or near fragile materials None have been identified for this site.

Demolition procedures to be confirmed.

The existing buildings will be demolished by competent contractors and employees. Instruction for the demolition process will be requested from the Management team.

g. work involving the assembly or dismantling of Demolition will be conducted by hand held tools and equipment, due heavy, prefabricated components to the restricted access to the site.

The buildings will be secured via barriers and access will be restricted to only authorised people.

Risks of dust, noise, collapsing structures, contact with services, vehicle collision, fire

The applicable scan is to be conducted to identify whether any HV h. work near high-voltage cables cables supply the existing buildings, or are within the perimeter of the planned new build.

No overhead cables appear to be in close proximity to the

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 The ground condition is to be assessed before any alterations to the foundations are carried out.

A ground survey will be conducted to ensure the soil has not been dessicated, and that there are no existing plants or tree roots that would have caused the soil to become unstable. i. work on excavations and work where there are poor ground conditions Excavations will be for the purpose of creating foundations for the new build flats, and will be shored is found to be instable, or if the ground has been subject to movement due to vehicle movement, or serious weather conditions. Commented [EO3]: Need to discuss footprint

j. work on wells, underground None Identified earthworks and tunnels

k. work exposing workers to the risk of None Identified drowning

l. Iwork carried out by divers having a None Identified system of air supply

m. work in a caisson with a compressed None Identified air system

n. work involving explosives Not applicable

All large vehicles delivering to the rear of the building will be scheduled, and conducted in daylight hours.

The rear of the building has a lower number of pedestrians, and vehicles, and all deliveries will be supervised entering the area. o. traffic routes and segregation of vehicles and pedestrians Members of the public will be advised by a trained member of staff to stand back whilst vehicles are entering the site.

All workers are to wear hi-vis jackets, and a banksman will be used or provided by the supplier’s company to reverse vehicles in to the car park.

All materials will be stored within the site, and organized to prevent fire exit routes being blocked. All items will be stored securely to p. storage of materials (particularly hazardous materials) and work prevent them collapsing.

equipment Regular site walk-round will identify if procedures are being adhered to.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 A refurb and demolition survey will conducted, on the sites to be demolished.

All identified Asbestos will be removed by a HSE registered asbestos removal company.

All employees and Sub Contractors will be advised that there is no q. work which puts workers at risk from chemical asbestos present in the new build. and biological substances Gas bottles will be stored in the correct position and will be subject to a COSHH assessment, and all users will be competent to handle the cylinders and use the gas safely.

All Contractors will be required to have valid COSHH assessments for any substance they use on site.

r. work with ionising radiation requiring the designation of controlled or supplied areas. n/a

6. HEALTH RISKS, INCLUDING:

Asbestos will need to be removed from site, and it will be done before anyone is allowed to begin demolishing the existing property. a. the removal of asbestos The HSE licensed removal company are to produce clearance certificates, and waste registration/ carriers license along with a special waste license.

b. dealing with contaminated land TBC Commented [EO4]: Please confirm

Manual Handling will be risk assessed, and all employees will receive Manual Handling awareness training

Project Builder’s employees will predominantly be responsible for and c. manual handling housekeeping of the sites.

All contractors will be required to provide Manual Handling risk assessments and method statements.

d. use of hazardous substances, particularly no where there is a need for health monitoring

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 The majority of noise producing activities will be conducted within the building, which will reduce exposure to people outside of the construction area; however, it is appreciated that noise and vibration has the potential to affect neighbouring premises.

Operations with noise levels that have the potential to cause harm are to be carried out within controlled times within day hours to prevent disruption to the any residential/ commercial neighbours: Where necessary, works will be conducted at weekends when the occupancy of neighbouring businesses is lower or not occupied. A schedule of work will be provided to interested parties to ensure that where noise may be exceeded the risk to any person’s health is mitigated to a reasonable level. However, it is not envisaged that significant exposures to noise will be generated for the entire duration of the project. e. reducing noise and/or vibration Equipment and working methods will be selected to minimise the exposure of individuals to noise. Where necessary, suitable and sufficient ear defenders will be worn by operatives.

All equipment used by Project Builders, and bought on to site by Sub Contractors is to be well maintained in line with manufacturers guidelines and subject to periodic inspection, maintenance and repair.

Any and all plant that will be used, that exceeds the noise limits within the Noise at Work Regulations 2005, will be used in line with manufacturers guidelines, and be subject to risk assessment and Safe System of Work. Noise control be required of all sub contractors, and assessed via their risk assessments.

For any work on the roof, workers will be required to wear head f. exposure to UV radiation (from the protection, and advised to bring their own sun cream. In addition, the sun) works are being predominantly conducted in the winter months when dangerous UV light is not as high.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 Working at Height

External scaffolding will be erected for the demolition and new build to ensure safe access for workers to the areas outside of the building, such as upper floors and the roof.

Scaffold inspection records on a weekly basis, unless there is disruption to the scaffold of adverse weather conditions, for which additional inspections will be conducted before contractors can use it.

The scaffold will have temporary lighting installed, so that it is visible in the dark to pedestrians and vehicles.

Tower Scaffolding will be used for internal works, and all workers erecting and using the equipment will hold current PASMA cards. The scaffold will be subject to regular inspection, and stored in a safe and secure manner in line with the manufacturers’ guidelines.

All WAH equipment to be inspected on a weekly basis.

PUWER

All equipment to be inspected on a periodic basis.

LOLER

The hoist will be installed by competent persons and a safe working g) any other significant health risks. load will be marked clearly on the equipment. Protection of people underneath will be assessed via Risk Assessment, and controls implemented.

The use of the hoist will be covered in the induction.

Electrical Equipment

All equipment will be cordless, or will be connected to a 110v transformer.

Slips and Trips

Open/ Close checks will be conducted on a daily basis.

All contractors will be required to assess the slip and trip hazards on site before attending site.

Hot Works

All hot works will be subject to permit to work, a fire watch will be conducted following the works to ensure that there will not be an ignition risk after the works have stopped.

Dust Control

Dust control will be required for all activities by contractors.

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 All equipment with extractors and in built damping mechanisms must be used.

The building will be cleaned on a daily basis via damp down procedures.

Comments

1st Version- Awaiting confirmation of the use of external contractors.

To be reviewed again in Feb 2018

Name Position Signature Date

Construction phase plan initial Barkingside High Street Dec 2017.docx v1 11/12/2017 5.7. Planning Statement

Michael Ginn Limited – Registration No. 4722900

Registered address –Unit 4 Tanners Yard, 1/3 Treadway Street, Bethnal Green, London, E2 6QB .

Stephen Hayhurst Chartered Town Planner

1 Thorington Close, Great Notley, Braintree, Essex, CM77 7XE Tel: 01376 553970 Fax: 01376 553969 E-mail: [email protected]

EXTENSION ABOVE EXISTING RETAIL PREMISES TO CREATE 9 FLATS ON THREE FLOORS AT 175-177 HIGH STREET BARKINGSIDE, ILFORD IG6 2AJ.

PLANNING STATEMENT ON BEHALF OF BARKINGSIDE DEVELOPMENTS LIMITED BY STEPHEN HAYHURST, BA(Hons), MA, MRTPI.

REFERENCE: 3620/16

Planning Statement: 175-177 High Street, Barkingside.

1.0 SITE AND SURROUNDINGS

1.1 This site lies at the northern end of Barkingside High Street, opposite Fullwell Cross Library and Leisure Centre.

1.2 It occupies a site of 385m², which presently contains a retail shop unit with ancillary first floor storage space.

1.3 The property immediately to the north is a flat roofed single storey brick electricity substation.

1.4 The property to the south consists of ground floor retail premises and four storeys of accommodation above, the top floor being within a mansard roof.

______Stephen Hayhurst Chartered Town Planner Page 2 Planning Statement: 175-177 High Street, Barkingside.

1.5 In the High Street outside the existing shop is a bus stop. A number of bus services stop here.

1.6 The site is about 500m from Fairlop Tube Station.

1.7 The site is within Barkingside District Centre as defined in the adopted Borough Primary Policies DPD and also within a designated Primary Shopping Area.

1.8 There are a wide range of shops, services and facilities in the vicinity of the site.

______Stephen Hayhurst Chartered Town Planner Page 3 Planning Statement: 175-177 High Street, Barkingside.

2.0 PROPOSED DEVELOPMENT

2.1 It is proposed to construct 9 flats on three floors above the existing building.

2.2 The submitted floor plans (drawing 1603/P002) show the layout of the flats and the flat sizes.

2.3 There would be 2 x 3 bedroom, 3 x 2 bedroom and 4 x 1 bedroom flats. Three of the flats would have rear facing balconies.

2.4 Two car parking spaces and 12 cycle spaces would be provided, accessed via the rear yard area from Fairlop Road.

2.5 A bin store would be provided with access from the rear yard area.

2.6 Access to the flats would be via a front entrance from the High Street and a rear entrance from Fairlop Road to a central stairwell and lift.

2.7 The height of the building would match the adjoining Neon Court and would be finished in similar style, with red stock facing bricks, reconstructed stone window surrounds and copings, and a natural slate mansard roof.

2.8 Alterations would be carried out to the existing first floor facades to match the appearance of the remainder of the proposed development.

______Stephen Hayhurst Chartered Town Planner Page 4 Planning Statement: 175-177 High Street, Barkingside.

3.0 DENSITY

3.1 The site area, including half the road width, is 385m². Nine flats are proposed. This results in a density of 234 dwelling per hectare.

3.2 The site is in an urban area, defined in the London Plan (2015) as:-

“ - areas with predominantly dense development such as, for example, terraced houses, mansion blocks, a mix of different uses, medium building footprints and typically buildings of two to four storeys, located within 800 metres walking distance of a District centre or, along main arterial routes”.

3.2 It also has good public transport accessibility and good social infrastructure. In 2012 Barkingside District Centre including the area around Fullwell Cross roundabout was found by Transport for London to have an indicative PTAL of 4 (see http://content.tfl.gov.uk/redbridge-2012-ptals.pdf).

3.3 The scheme proposes an average of 2.8 habitable rooms per unit.

3.4 The recommended density range in table 3.2 of The London Plan (2015) for urban areas with a PTAL of 4 and an average habitable rooms per unit of 2.7-3.0 is 70-260 units per hectare.

3.5 The proposed development therefore falls within this acceptable density range.

______Stephen Hayhurst Chartered Town Planner Page 5 Planning Statement: 175-177 High Street, Barkingside.

4.0 INTERNAL SPACE STANDARDS

4.1 The minimum internal space standards for new housing development are set out in Table 3.3 of the London Plan (2015).

4.2 The proposed flat sizes compare with these standards as follows:-

Flat Actual Floor Area London Plan

1 bed 2 person 50 50 1 bed 2 person 50 50 1 bed 2 person 53 50 1 bed 2 person 53 50 2 bed 3 person 61 61 2 bed 3 person 61 61 2 bed 3 person 63 61 3 bed 4 person 74 74 3 bed 4 person 74 74

4.3 The London Plan internal space standards are therefore either met or exceeded by the proposed development.

4.4 The layout and design of the flats also meets the Lifetime Homes standards.

______Stephen Hayhurst Chartered Town Planner Page 6 Planning Statement: 175-177 High Street, Barkingside.

5.0 AMENITY SPACE

5.1 BWPP policy BD4 says that in town centres, new dwellings may be permitted without amenity space.

5.2 Most of the existing flats above shops in the High Street have little or no on site amenity space.

5.3 The proposed development includes three rear private balconies of 5, 8 and 11m² respectively.

5.4 It is considered that further private amenity space is not required in this case because of the close proximity of the site to a wide range of local amenities including:-

 Fullwell Cross Leisure Centre & Swimming Pool (immediately opposite).  Fullwell Cross Library (immediately opposite).  Redbridge Sports Centre (500m).  Fairlop Waters Golf Course and Country Park (1km).  Barkingside Park (800m).  Other local leisure facilities, shops and social infrastructure.

______Stephen Hayhurst Chartered Town Planner Page 7 Planning Statement: 175-177 High Street, Barkingside.

6.0 PARKING

6.1 London Plan (2015) policy 6.13 says: -

“… in locations with high public transport accessibility, car free developments should be promoted”.

6.2 Table 6.2 of the London Plan suggests that for higher density developments with an average of up to 3 habitable rooms per flat in areas with a PTAL of 4 the maximum parking requirement should be up to 1 space per unit. Therefore a car free development would be in accordance with policy.

6.3 The note to table 6.2 states: -

“All developments in areas of good public transport accessibility should aim for significantly less than 1 space per unit.”

6.4 The site is 500m from Fairlop Station.

6.5 There is a northbound bus stop immediately adjacent to the site and a southbound bus stop opposite the site reached from a nearby pedestrian crossing.

6.6 The following regular bus services operate in the vicinity of the site: -

 128 – Claybury Broadway to Romford  150 – Becontree Heath to Chigwell Row  167 – Debden to Ilford  169 – Clayhall to Barking ______Stephen Hayhurst Chartered Town Planner Page 8 Planning Statement: 175-177 High Street, Barkingside.

 247 – Barkingside to Romford  275 – Barkingside to Walthamstow  462 – Hainault to Ilford  N8 – Hainault to Central London

6.7 There is a wide range of shops and services within a short walking distance to the south of the site along Barkingside High Street and many other shops, services, community, educational and leisure facilities are easily accessible in nearby town and district centres by public transport.

6.8 There is a 173 space public car park at Craven Gardens, just a short walking distance from the site.

6.9 The provision of 2 car parking spaces would be in accordance with the London Plan. Twelve secure cycle parking spaces would be provided.

______Stephen Hayhurst Chartered Town Planner Page 9 Planning Statement: 175-177 High Street, Barkingside.

7.0 PRESSING NEED FOR MORE HOUSING

7.1 Paragraph 47 of the NPPF says LPAs should: -

“…use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing in the housing market area, as far as is consistent with the policies set out in this Framework, including identifying key sites which are critical to the delivery of the housing strategy over the plan period”; and

“…identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land”.

7.2 The population of Great London is expected to grow significantly over the next 20 years from a base of 8.2 million in 2011 to 10.11 million in 2036, an increase of 1.91 million over the 25 year period.

7.3 The London Plan (2015) says that population increase will require 42,389 more homes to be built each year between 2015 & 2025, with that target being to be reviewed by 2019/20.

7.4 To meet this objectively assessed housing requirement the Mayor proposes that Redbridge should build 11,232 homes at a rate of 1,123 dwellings per annum during the period 2015-2025. This is an increase of 48% above Redbridge’s previous annual housing target of 760.

7.5 Paragraph 3.7.70 of the Redbridge Annual Monitoring Report (December 2014) states: - ______Stephen Hayhurst Chartered Town Planner Page 10 Planning Statement: 175-177 High Street, Barkingside.

“Redbridge’s housing delivery for the past five years has averaged 445 new homes per year, below the current London Plan target of 760 homes per year and the proposed target of 1,123 per year”.

7.6 A delivery of 445 homes per annum is equivalent to only 40% of the London Plan (2015) housing target and would only constitute a 2 years’ supply of housing land.

7.7 The Redbridge Annual Monitoring Report (December 2014) also claims that the Council will be able to deliver 8,028 sites in the next five years, but there must be considerable doubt about this as the Report explains that this figure includes a large number of sites without planning permission. Most tellingly it does not specify the actual number of sites with planning permission. The claim that the Council will increase it completions from an anticipated 244 in 2014/15 to 2,240 in 2017/18 is highly dubious.

7.8 In these circumstances the Council must therefore grasp the opportunity afforded by schemes such as my client’s and grant planning permission for this development.

______Stephen Hayhurst Chartered Town Planner Page 11 Planning Statement: 175-177 High Street, Barkingside.

8.0 CONCLUSIONS

8.1 The proposal is for 9 flats on three floors in an extended block of similar height and appearance to the neighbouring building. It is well designed and would be in keeping with the character and appearance of the area.

8.2 The density of the development would be within the acceptable London Plan density range for a development of this type in this location.

8.3 The internal floor area of the flats would meet or exceed the standards in the London Plan. It would also meet the Lifetime Homes’ criteria.

8.4 The site is in Barkingside District Centre in very close proximity to a range of leisure facilities. The proposed amenity space provision is therefore in accordance with BWPP policy BD4.

8.5 The site is in an area with an indicative PTAL of 4, and is accessible to a range of shops, services and facilities on foot, by bus (via the immediately adjacent bus stop) and by tube from Fairlop Station, which is 500m away. There is also a large public car park close by. In these circumstances a car free development would be appropriate.

8.6 There is a pressing need for housing development to accommodate London’s and Redbridge’s rapidly expanding population. The recent rate of housing completions in the Borough is low and a rigorous analysis of the Council’s figures would surely show nowhere near a 5-years’ supply of deliverable sites, as required by the NPPF.

8.7 Therefore the opportunity should be taken to approve this sustainable, well- designed development. ______Stephen Hayhurst Chartered Town Planner Page 12