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Lots Road Power Station, South Side of Chelsea Creek, Chelsea Harbour Drive, Hammersmith & Fulham in the London Borough of Hammersmith & Fulham

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Lots Road Power Station, South Side of Chelsea Creek, Chelsea Harbour Drive, Hammersmith & Fulham in the London Borough of Hammersmith & Fulham planning report PDU/0066a/01 16 November 2011 Lots Road power station, south side of Chelsea Creek, Chelsea Harbour Drive, Hammersmith & Fulham in the London Borough of Hammersmith & Fulham planning application no. 2011/03122/FUL Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Development for part 5, part 6 storey building for 110 affordable units and erection of part 6, part 7, part 8 storey building for 18 private market dwellings; hard and soft landscaping; Creekside path; associated amenity space; car parking (59 spaces) and cycle parking (167 spaces). The applicant The applicant is Circadian Limited, and the architect is Farrell & Partners. Strategic issues The application raises a number of strategic matters including the delivery of affordable housing and tenure split, design, transport, energy and climate change matters. Recommendation That Hammersmith & Fulham be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 82 of this report; but that the possible remedies set out in paragraph 84 of this report could address these deficiencies. Context 1 On 7 October 2011, the Mayor of London received documents from Hammersmith & Fulham Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 17 November 2011, to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 1C of the Schedule to the Order 2008: “Development which comprises or includes the erection of a building of one or more of the following descriptions— page 1 (a) the building is more than 25 metres high and is adjacent to the River Thames 3 Once Hammersmith & Fulham Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The site is within the wider masterplan for the Lots Road Power Station redevelopment which covers both Kensington & Chelsea on the north side of the Creek and Hammersmith & Fulham on the south side. Planning permission for the masterplan was granted in 2006 following a public inquiry. 6 The site area relevant to the amendments comprises an area of 0.679 hectares. The site is accessed via Chelsea Harbour Drive and Thames Avenue or by footbridge over the creek from the Kensington & Chelsea half of the site. The site borders the Chelsea Harbour development and has vehicle access from Chelsea Harbour Drive at the western end of the site. 7 The setting of the site is in the backdrop of the substantial Edwardian (1905) power station building which is neither listed nor located within a conservation area, although the neck of Chelsea Creek and the riverside are in the Thames Conservation Area. The amendments in this application relate to blocks within Hammersmith & Fulham. 8 The site is located approximately 350 metres from Imperial Wharf London Overground Station and is approximately 1.2 kilometres from Fulham Broadway London Underground Station (beyond what is considered to be an acceptable walking distance for commuting). The site is served by the C3 bus on Harbour Avenue, the 391 on Imperial Road and the 11 and 22 services on Kings Road. The site has a public transport accessibility level (PTAL) rating of 3. The nearest road on the Transport for London Road Network is the A3220 Cremorne Road and the nearest road on the Strategic Road Network is the A308 Kings Road. Details of the proposal 9 Erection of part 5, part 6 storey building containing 110 affordable dwellings and erection of part 6, part 7, part 8 storey building containing 18 private market dwellings; hard and soft landscaping; Creekside path; associated amenity space; car parking (59 spaces) and cycle parking (167 spaces). 10 Design changes are proposed to block HF2 and HF3 of the original master plan (see figures 1 and 2 below). The changes will result in a reduction in the number of dwellings compared to the approved (2002/03132/FUL) (PDU/0066) application granted on 30 January 2006 for the development of 382 residential dwellings. 11 There will be a reduction in affordable housing provision from 213 dwellings to 110 dwellings; reduction in height of the main affordable housing block HF3 to part 5, part 6 storeys from 8 to 10 storeys; change of 18 intermediate affordable dwellings within building HF2 to private market dwellings; and a revised access layout. This will result in a reduction of total dwellings across the site to 297 dwellings from the previously approved 382 (see table 1, 2 and 3). 12 As shown in figure 1 and 2 the previous HF3 block formation changes from a linear block terminating with a crescent to the east to an ‘L’ arrangement. It also includes a reduction in storey page 2 height from five, eight and ten storeys to between five and six storeys. Block HF2 will not change in terms of the form or height, remaining at seven storeys. The result is a net loss of 86 units which is reflected in the housing offer which is currently proposed as set out below: Table 1 proposed changes to the consented housing mix 2006 consent revised increase/decrease (Hammersmith proposals & Fulham) private 169 (44%) 187 (62%) +18 affordable social rent 177 (46%) 28 (10%) -149 affordable intermediate 36 (10%) 82 (28%) +46 total 382 (100%) 297 (100%) -85 Figure 1 original approved layout (source: Farrell & Partners) page 3 Figure 2 revised layout (Hammersmith & Fulham south side) source: Farrell & Partners Case history 13 In January 2006 planning permission was granted by the Secretary of State for the redevelopment of land adjacent to the south side of Chelsea Creek, Chelsea Harbour Drive, London. At the same time, planning permission was also granted by the Secretary of State for the redevelopment of land to the north of Chelsea Creek within Kensington & Chelsea. Both permissions have been implemented by the applicants. (2002/03132/FUL) (PDU/0066) 14 The planning permission for land within the Hammersmith & Fulham site comprises mixed use development for 382 units (169 market (44%), 177 social rented (46%) and 36 intermediate (10%)) including a 37 storey residential tower with ground floor gym, six other residential blocks, car and cycle parking, open space, landscaping and works to the Creek including three pedestrian bridges. 15 In December 2010 the Council granted a variation to the legal agreement to delay the triggers for affordable housing having accepted the applicant’s arguments regarding viability. The variation proposes a safeguard that the affordable housing should be delivered by a date of no later than five years from completion of the market housing. The permission has been implemented and this application seeks revisions to the consented scheme relating to the provision of affordable housing within buildings HF2 and HF3. 16 A formal GLA pre-application meeting was held on 20 April 2011. A number of matters were raised including affordable housing, design, climate change and transport. Strategic planning issues and relevant policies and guidance 17 The relevant issues and corresponding policies are as follows: page 4 Housing London Plan; PPS3; Housing SPG; Providing for Children and Young People’s Play and Informal Recreation SPG, Housing Strategy; Assembly draft Revised Housing Strategy; Interim Housing SPG; Housing SPG EiP draft Affordable housing London Plan; PPS3; Housing SPG, Housing Strategy; Assembly draft Revised Housing Strategy; Interim Housing SPG; Housing SPG EiP draft; Affordable Rent draft SPG; Assembly draft Early Minor Alteration to the London Plan Density London Plan; PPS3; Housing SPG; Interim Housing SPG; Housing SPG EiP draft Urban design London Plan; PPS1 Mix of uses London Plan Regeneration London Plan; the Mayor’s Economic Development Strategy Transport London Plan; the Mayor’s Transport Strategy; PPG13; Parking London Plan; Assembly draft Early Minor Alteration to the London Plan; the Mayor’s Transport Strategy; PPG13 Access London Plan; PPS1; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM) Equal opportunities London Plan; Planning for Equality and Diversity in Meeting the spatial needs of London’s diverse communities SPG; Diversity and Equality in Planning: A good practice guide (ODPM); Equalities Act 2010 Historic Environment London Plan; draft World Heritage Sites SPG; PPS5; Circular 07/09 Sustainable development London Plan; PPS1, PPS1 supplement; PPS3; PPG13; PPS22; draft PPS Planning for a Low Carbon Future in a Changing Climate; Mayor’s Climate Change Mitigation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy; Sustainable Design and Construction SPG Blue Ribbon Network London Plan; PPS25, RPG3B Safeguarded wharves London Plan; London Plan Implementation Report “Safeguarded Wharves on the River Thames”; Safeguarded Wharves review Hazardous substances London Plan; Circular 04/00 18 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the 2011 Hammersmith & Fulham Core Strategy, the 2003 Hammersmith & Fulham Unitary Development Plan and the 2011 London Plan.
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