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177 High Street, Barkingside, Ilford IG6 2AJ

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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: 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. 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
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