planning report D&P/3098/02 7 May 2014 Car Park & adjoining land, Lion Green Rd, Coulsdon in the London Borough of Croydon planning application no. 13/02178/P Strategic planning application stage II 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 Demolition of existing buildings; erection of a building comprising a 4,679 sq.m. (GIA) supermarket, 932 sq.m. health facility and new storage building (for the existing scout hall); formation of vehicular access, provision of 213 car parking spaces and associated landscaping. The applicant The applicant is Croydon Urban Regeneration Vehicle (CCURV), the agent is Indigo Planning Ltd and the architect is EPR Architects Ltd. Strategic issues At the consultation stage, Croydon Council was advised that the application is broadly acceptable in strategic planning terms, subject to the resolution of issues relating to retail/town centre use, historic environment, inclusive access, sustainable development, and transport, which have now been satisfactorily addressed. The Council’s decision In this instance, Croydon Council has resolved to grant planning permission, subject to conditions. Recommendation That Croydon 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. Context 1 On 24 July 2013, the Mayor of London received documents from Croydon Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. This was referred to the Mayor under Category 3F of the Schedule to the Order 2008: 3F “Development for a use, other than residential use, which includes the provision of more than 200 car parking spaces in connection with that use”. 2 On 28 August 2013, the Mayor considered planning report D&P/3098/01, and subsequently advised Croydon Council that the application is broadly acceptable in strategic planning terms, subject to the resolution of the issues set in paragraph 67 of that report. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, the application has been revised in response to the Mayor’s concerns (see below) and further information provided. On 3 April 2014, Croydon Council decided that it was minded to grant planning permission, subject to conditions, for the revised application, and on 24 April 2014 it advised the Mayor of this decision. 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, or direct Croydon Council under Article 6 to refuse the application. The Mayor has until 7 May 2014 to notify the Council of his decision and to issue any direction. 4 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 5 At the consultation stage, Croydon Council was advised that the application is broadly acceptable in strategic planning terms, subject to the resolution of the issues set out in paragraph 67 of the above-mentioned report: Retail/town centre use: The principle of the development does not present any strategic planning issues, although further information is required on the impact of the scheme on other investments in the catchment area and the impact on comparison goods retailers in the Coulsdon Primary Shopping Area. Historic environment: Evidence of English Heritage agreement with the proposals is required before it can be determined if the proposal complies with London Plan policy. Inclusive access: The proposals are supported in principle although further information is required on parking arrangements and shared surface segregation. Sustainable development: It cannot yet be determined if the proposal complies with London Plan Policy 5.2. The applicant should provide further energy efficiency modelling information; further information on future connection to a district heating network; and further information on the proposed energy centre. The use of the large flat roof for climate change adaptation should also be considered. Transport: The application does not accord with London Plan Policies 6.1, 6.3, 6.12 and 6.13. The Transport Assessment should be revised to only include the most comparable sites and further analysis of highway impacts, including revised modelling, is required. Appropriate mitigation measures may be required following this analysis. The Travel Plan should be revised to include positive travel planning measures for customers of the supermarket and should be secured, monitored and enforced through a section 106 agreement. A Construction Logistics Plan (CLP), Car Park Management Plan and a Delivery and Servicing Plan (DSP) should be secured by condition and approved prior to commencement of the development. 6 Since the Mayor made these initial representations, additional information has been provided and the application revised. An updated assessment against the issues raised previously is provided under the corresponding headings below. Coulsdon Masterplan 7 In September 2012, Croydon Council adopted the Coulsdon Masterplan as interim planning guidance. Following adoption, the Coulsdon Masterplan was subject to a legal challenge and has subsequently been withdrawn. Therefore, the document is not relevant to the determination of the application; however this does not affect the conclusions of either the Council’s Committee Report, the Stage One Report or this Report. Principle of development - Retail/town centre use 8 The Stage One report identified that the applicant’s Retail Statement adequately analyses the limited impact of the scheme on other town and local centres; however, more information was requested on the impact of the proposal on existing, committed and planned public and private investment in Coulsdon. The Stage One report also requested further analysis of the effect on comparison goods retailers in Coulsdon town centre. 9 In response, the applicant has provided a detailed analysis on the impact of the proposed development on the Red Lion public house site; the 127 Brighton Road (Pinewood Motors) site; the land adjoining East Croydon Station site (outside Coulsdon); as well as the impact on comparison goods retailing within Coulsdon town centre. The analysis concludes that the proposal would not have significant adverse impacts on either the viability or vitality of Coulsdon town centre or pipeline schemes. This is accepted and the proposals now comply with London Plan policy in this respect. Historic environment 10 The site is adjacent to an earth embankment that once formed part of the Surrey Iron Railway and is a Scheduled Ancient Monument (SAM). The applicant provided a Historic Environment Assessment, which concludes that the proposal will have negligible impacts on underground heritage assets and significant benefits to the visibility and appreciation of the SAM. As requested at Stage One, the applicant has provided evidence of meetings and correspondence with English Heritage confirming that it is satisfied with the proposals. Detail of the landscape works and development affecting the heritage assets have been secured by condition. The proposals now comply with London Plan policies on the historic environment. Inclusive access 11 Fourteen blue badge parking bays have been provided for the foodstore element adjacent to the lifts, in line with London Plan Policy 6.13 ‘Parking’ and Table 6.2. As requested at Stage One, the applicant has confirmed that the car park layout is designed so that if additional adaptable spaces are required, they can be easily accommodated within the existing layout. 12 The applicant has also provided further information on the layout of the new access road, including two parking bays, in front of the health centre. At the junction with Lion Green Road, flush kerbs are proposed in order to allow for the smooth transition of the pedestrian crossing point. The use of granite upstand kerbs, granite flush kerbs, bollard protection areas and pedestrian access routes will ensure that the area is safe, usable and navigable for disabled people and the proposals now meet London Plan accessibility requirements. Sustainable development Energy 13 As requested at Stage One, the applicant has provided a BRUKL output document from the modelling undertaken, which supports the claimed level of savings from energy efficiency in the energy assessment. 14 The applicant has also confirmed that the development is designed to allow both the retail store and the healthcare facility to connect to a district heating network should one become available. 15 At Stage One, the applicant was requested to investigate serving both the retail store and the health centre from a single energy centre. However, as all building uses are adjacent to Lion Green Road, it is accepted that a single energy centre will not facilitate connection to a district heating network any more than separate plant rooms. 16 As the energy efficiency saving figures have been evidenced by modelling and the results accepted, the proposal now comply with London Plan energy requirements. Climate change adaptation