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1 Plan: a DC/04/01230/OUT Ward: Thames Plan: A DC/04/01230/OUT Ward: Thames ( A ) Address: Land at Barking Riverside, Barking Reach, south of A13 and north of the river Thames, Barking Development: Development comprising or to provide a mixed use development for up to 10,800 residential dwellings and up to 65,600 sq.m. of built floorspace – see below for full description of development Applicant: Barking Riverside Limited (BRL) Summary: This report considers the planning issues raised by the planning application submitted by Barking Riverside Limited proposing comprehensive development of the Barking Riverside site. This substantial site occupies a large area of brownfield land in the south-western part of the Borough with a 2km frontage to the River Thames. The application proposes a residential- led, mixed use development of the site on a phased basis over a period of some 20 years. The application has been submitted in outline form though limited elements of the proposals are submitted for full consideration at this stage. The application raises a number of complex planning issues related to topics including transport, provision of social infrastructure, sustainability, energy, flood risk etc which are considered in the main report. The application was accompanied by an Environmental Impact Assessment which has been the subject of extensive consultation. Given the long timescale for build-out of the site the application seeks to establish a number of strategies and targets which will inform future applications. These strategies will be written into planning conditions and a Section 106 agreement to ensure consistency and compliance over the lifetime of the development which will assist in the creation of a sustainable community providing a wider choice of housing and contributing to strengthening the economy of Barking and Dagenham. The Barking Riverside site forms one of the largest regeneration sites in London. At some 179 hectares in size the site occupies a large part of the Borough south of the A13 and adjacent to the River Thames. The impact of the development of the site would affect the whole of the Borough but the site is also important in strategic terms for east London and the Thames Gateway area. Development proposals for the site have been subject to extensive consultation both in the pre-application stage and also when the current planning application was formally lodged for consideration. The planning application which is the subject of this report proposes a residential-led redevelopment of the site with up to 10,800 residential units. A range of supporting infrastructure is required to support this new community and therefore the proposals make provision for retail facilities, healthcare, schools, community uses and both formal and informal open space. A full description of the development proposals is provided on page 5 of the report. 1 Given the large scale of the proposals the build-out of the entire site would take some 20 years. This long timescale forms one of a number of risks involved in the development of the site alongside site remediation, provision of services, infrastructure and public realm. A degree of flexibility is therefore required in order to accommodate the way in which the site will be built out. At the same time any grant of planning permission must give sufficient certainty that the approved development is capable of implementation within an agreed policy framework with acceptable levels of impact on the delivery of the required benefits and quality of the area. Members will be aware that recent Government guidance on planning and development has stressed the importance of building sustainable communities. The overriding objective for the Council in approaching this development opportunity has been to achieve a high quality sustainable community on a large and strategically important site with a mix and range of housing opportunities, leisure, community and cultural facilities within an exemplary public realm and taking into account the need to minimise the impact on the environment. It has always been important that the development is not self contained but integrates into the existing communities at Barking Reach, Thames View and the wider Barking area and contributes to community cohesion. If planning permission is forthcoming the scheme would provide significant employment opportunities and the benefits of the regeneration should be spread to benefit the whole of the Borough. Sustainability issues are also highly relevant to the proposals and the achievement of high specifications on buildings, energy consumption, recycling and transportation is a key objective for the Council. Recommendation(s) That the Development Control Board is minded to grant planning permission, subject to no direction to the contrary from the Mayor of London and the Secretary of State, the conditions listed and following the completion of a Section 106 legal agreement. The legal agreement covers the heads of terms referred to in this report. That the Director of Regeneration be authorised to negotiate such an agreement and upon completion to grant planning permission on the basis of the heads of terms in this report and subject to the conditions listed. Contact Title: Contact Details: Officer(s) Jeremy Grint Head of Spatial Tel: 020 8227 2443 Regeneration E-mail: [email protected] 2 Tim Lewis Group Manager Tel: 020 8227 3706 Development & Building E-mail: [email protected] Control Matthew Team Leader Tel: 020 8227 3552 Gallagher Development Control E-mail: [email protected] Contents Page Introduction 5 1.0 Site Description 6 2.0 Description of Proposals 9 3.0 Background 18 4.0 Consultations 21 5.0 Planning Policy 50 6.0 Procedure 58 7.0 Environmental Impact Assessment 62 8.0 Key Issues 65 9.0 Housing, Economic Impact and Social Infrastructure, Education and Community Development Trust 67 10.0 Urban Design 75 11.0 Access Issues 81 12.0 Play, Sport and Recreation Issues 84 13.0 Transport Issues 89 14.0 Energy and Sustainability 99 15.0 Waste 104 16.0 Ecology and Biodiversity 104 17.0 Ground Contamination and Remediation 110 18.0 Flood Risk Issues, Drainage and Water Quality 113 19.0 Archaeology and Buildings Assessment 119 20.0 Visual Impact 123 21.0 Noise and Vibration 127 3 22.0 Air Quality 131 Conclusion 135 Recommendation 136 Reason for Approval 136 S.106 Agreement Heads of Terms: Access 137 Affordable Housing and Housing 139 Community Development Trust 142 Design 149 Education 151 Energy and Sustainability 163 Local Employment 167 Neighbourhood Centres 171 Open Space and Play Space 177 Transport 183 Waste 196 Conditions 197 Informatives 215 List of Abbreviations 218 Appendices: (i) Letter from the Mayor of London to the Leader of the Council; 220 (ii) Summary of Community Development Trust 222 (iii) Spatial Stages drawing 13647 / 102A (iv) Development Zones drawing 108F030.C 4 Introduction Purpose of the Report The purpose of this report is to determine an outline planning application for the comprehensive development of the site. Any resolution to grant planning permission will be referred to the Mayor of London and the Secretary of State. Such a resolution would also be subject to conditions and a satisfactory Section 106 legal agreement. Structure of the Report The report fully considers the application in relation to the main policy frameworks of the London Plan, the adopted Unitary Development Plan and other policy and guidance documents. The report considers the likely impact of the scheme and considers the views and representations of statutory bodies and individuals. The report comprises sections dealing with policy, transport, housing etc. Each topic has its own introduction and description of the proposals in so far as it relates to the individual topic. The sections on policy and consultation are descriptive summaries. There is an overall conclusion at the end of the report and appendices including a set of heads of terms covering access, affordable housing and housing, community development trust, design, education, energy and sustainability, local employment, neighbourhood centres, open space and play space, transport and waste and a set of conditions. Full Description of Development The full description of development as set out in the application submitted to the Council in December 2004 is as follows: “Development comprising or to provide a mixed use development for up to 10,800 residential dwellings and in addition up to 65,600 sq.m. of built floorspace for retail uses (Classes A1 to A3), business premises (Class B1), hotel (Class C1), communal care home and other residential institutions (Class C2), sui generis live work units, community and social facilities (Classes D1 and D2) (for uses such as libraries, primary health care facilities, places of worship, community facilities, crèche and pre-school facilities, care facilities for the young, old and/or infirm, sport and leisure development). In addition, development will also provide: one secondary school of up to 8 forms of entry (with maximum gross site area of 44,585 sq.m.) including ancillary accommodation and facilities plus a sports field up to 14,313 sq.m. (gross site area); up to 2no.; up to 3-form entry primary schools (with a maximum gross site area of 15,000 sq.m. each). Additional educational accommodation (Class D1) is also to be provided in the form of an ecology centre of up to 250 sq.m., and in addition, a maximum of two multi-storey car parks to provide for 1000 spaces in total. Such development to include the remediation of
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