Page 1 Agenda Item 6
Planning Committee - Date 6 November 2019
Report of the Assistant Director of Environment, Housing and Regeneration Directorate.
Ref: DM2019/00998 WARD: Belmont Time Taken: 16 weeks,1 day
Site: The Royal Marsden Hospital, Downs Road, Sutton, SM2 5PT
Proposal: Erection of a six storey detached building for health purposes with clinical care, research, administration, staff restaurant and ancillary uses involving the demolition of Sycamore House and part demolition of Orchard House and cycle with car parking spaces and associated hard and soft landscaping.
Applicant: Royal Marsden NHS Foundation Trust
Agent: Ms Mary-Jane O'Neill
Recommendation:
GRANT PLANNING PERMISSION, subject to conditions and completion of the Section 106 Agreement (S106).
The S106 agreement to be completed by the 22nd November 2019 or a later date as authorised in writing by the Strategic Director of Housing, Environment and Housing.
Reason for Report to Committee: The application is reported to the Planning Committee at the discretion of the Head of Development Management and Strategic Planning.
Summary of why application proposals are acceptable:
● The proposed redevelopment of this part of the London Cancer Hub would meet the aspirations of the Site Allocation LCH1 in land use terms;
● The proposed use is consistent with the established use of the surrounding area, which comprises hospital related uses;
● The Oak Cancer Centre (OCC) would increase the Royal Marsden Hospital’s capacity for research and will deliver a new and improved model of care, which would facilitate new outpatients, medical day-care, dry laboratories and collaboration space for clinical researchers which would bring faster development of new treatments;
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● The development represents high quality design that will be integrated into its surroundings and will be compliant with the expectations of scale, height and massing as set out in Site Allocation LCH1: London Cancer Hub within the Local Plan;
● It would provide a high quality landscape scheme, which will be in keeping with the surroundings, ensuring the long term preservation of the biodiversity of the site and providing ecological enhancement;
● The proposed development would not result in loss of amenity to adjoining residential occupiers by reason of loss of daylight, sunlight, sense of enclosure, loss of privacy and noise;
● The proposal provides a reasonable amount of parking to serve this development in the context of the relatively poor public transport accessibility of the site, and will not prejudice the delivery of future phases of the London Cancer Hub by securing displacement parking in locations where future planning will ensure that this provision can be reprovided as necessary. The proposed development would not adversely impact on the existing highway network surrounding the site;
● The application would not give rise to environmental concerns in respect of flooding , biodiversity interests and and trees; as sufficient mitigation is proposed to address any losses of established landscaping features, to be secure by legal agreement.
1. BACKGROUND
1.1 Site and Surroundings:
1.2 The site area relating to this particular application is located within the wider Royal Marsden Hospital site boundaries, located in Belmont, 2 kilometres to the south of Sutton Town Centre. The application site is irregular in shape and extends to approximately 1.47 hectares in size and is accessed from Cotswold Road predominantly by staff and by patients from Downs Road. The site is located to the south of the former Sutton Hospital site, of which the most northern section has been been developed as new secondary school. 1.3 The vehicular entrance for staff is from Cotswold Road, which is also the access route shared with the Institute of Cancer Research (ICR). 1.4 The proposed development occupies an area to the north west of the main hospital which faces south. The area is located broadly centrally within the wider area forming the ‘London Cancer Hub’ (LCH) with land levels that fall to the south. The southern half of the site is occupied by surface car parking on the site of the former tennis courts. The northern half of the site is occupied by landscaped areas in the vicinity of Orchard House South, which would be demolished as part of this proposed development. 1.5 The application site includes a building that forms part of the wider Hospital site and is wholly characterised by healthcare facilities. Orchard House (which partly falls within the site boundary - Orchard House South), is a four storey clinical building located immediately to the north of the site and two electrical Page 3 Agenda Item 6
sub-stations are located immediately to the south of the site. The wider area is characterised by more recent developments to the north east comprising the Institute of Cancer Research site, typically in modern purpose built development predominantly of 5-6 storeys and the land to the north of the Hospitals demise comprises the former Sutton Hospital Buildings which are lower in scale and density which are included within the wider LCH, the majority of which has been acquired by the Council for future development of the LCH. Beyond the LCH boundaries the area is characterised by low density two storey detached and semi-detached residential properties with higher density development intensifying further north on Brighton Road towards Sutton Town Centre.
1.6 Site Specific Designations:
1.7 The application site lies to the south of the Proposed Tramlink Extension and falls within the Site Allocation LCH1 for mixed use of Health Medical Research and Development and Secondary School.
1.8 The wider site allocation ‘LCH1: London Cancer Hub’ is allocated for Health, Medical Research and development and secondary school together with associated ancillary development including retail, community uses, patient hotel/accommodation, open space and new transport infrastructure including a new underground car park. Site allocation LCH1 states that development will come forward in four indicative phases:-
Wave 0: This wave comprises the completion of on-going capital projects that either already have planning permission or are in the process of seeking planning permission totalling 22,285sqm. This includes a proposed new secondary school (12, 390 sqm) committed building works at the ICR (8,745 sqm) and the Royal Marsden (Maggie’s Centre) 1,150sqm.
Wave 1: This wave includes the first wave of commercial growth and key infrastructure including the proposed new underground car park and could start around 2018 involving over 60,000m2 of development including around 40,000m2 of research and development floorspace, further building work at the ICR (12,400m2), a patient hotel/accommodation and part of the community/retail floorspace.
Wave 2: The development composition for this wave depends on whether the Epsom and St Helier Trust decides it wishes to establish an integrated hospital on the site or whether the hospital facility will be for the treatment of Marsden patients only. In either case, this phase could involve the development of over 150,000m2 of floorspace and could commence around 2020. The potential hospital floorspace might therefore range from 78,000m2 -103,000m2 and the research and development floorspace from 39,000m2 -63,000m2. The ICR could develop around a further 5,000m2 of floorspace with a similar amount of commercial/retail floorspace. Agenda Item 6 Page 4
Wave 4: This wave involves a possible further 27,000m2 of research and development floorspace and could come forward around 2025. However, this phase of the development could not come forward until the existing allotments have been suitably relocated elsewhere in the site.
1.9 Subject to the medical needs of the Epsom and St Helier Foundation Trust any development of this site could include an integrated hospital with the Royal Marsden. Alternatively, a slightly smaller medical facility could be required solely for the Royal Marsden. The size of the hospital facility would affect the amount of research and development facilities that could be accommodated on site. The quantum of other users on the site are likely to remain the same under either option.
1.10 The supporting documentation for the London Cancer Hub Development Framework estimates that the site has the potential to accommodate around 280,000m2 of floorspace suitable for a mix of different uses. The development capacities and mix of development are indicative based on these documents. An integrated hospital could require a floorspace of 102,630m2 whereas a hospital for the Royal Marsden could require 78,410m2. The ICR could have a potential requirement for 26,300m2 of floorspace. As a result, the amount of commercial medical and research floorspace could range between 107,130m2 and 131,130m2. Other uses on the site could include community/retail (10,880m2), new school (12,390m2), patient hotel/accommodation (2,200m2) and the Maggie’s centre (1,150m2).
1.11 Relevant Planning History:
1.12 Council records indicate that there has been significant planning history relating to the whole of the Royal Marsden Hospital site, including recent developments such as the children’s unit and the Centre for Molecular Pathology. The following decisions are of particular relevance to this proposal.
1.13 86/29735 ‘Erection of a two storey building for additional medical facilities’. Granted 3.6.1987.
1.14 87/29735 ‘Details of a two storey building for additional medical facilities’. Granted 16.2.1988.
1.15 88/31963 ‘Provision of new access road’. Granted 6.9.1989.
1.16 94/38981 ‘Provision of a new access road and junction (renewal of permission No. S88/31963/FUL)’. Granted 1.2.1995.
1.17 95/39413 ‘Erection of a single-storey mobile building and two linked single-storey mobile buildings for office purposes, one single-storey mobile Page 5 Agenda Item 6
building for laboratory use, and a single-storey infill extension for storage purposes’. Granted 20.3.1995.
1.18 96/40958 ‘Erection of a three-storey building with plant room at roof level comprising laboratory and conference facilities in connection with Institute use’. Granted 29.7.1996.
1.19 99/44176 ‘Erection of a building comprising 6250 m2 of floor space to provide replacement research laboratories and associated support facilities together with car parking’. Granted 27.5.1999
1.20 99/44503 ‘Provision of hardstanding to provide an additional 52 car parking spaces’. Granted 3.8.1999.
1.21 99/44612 ‘Details of design, external appearance and landscaping of a three-storey building to provide replacement laboratories and associated support facilities together with car parking (pursuant to app. No. B99/44176/OUT)’. Granted 16.8.1999.
1.22 00/46935 ‘Erection of a three storey building with basement accommodation and plant at roof level to provide new operating theatre, critical care and clinical research facilities’. Granted 17.1.2001.
1.23 10/63648 ‘Application for minor material amendments involving change in roof material, change in building footprint, revision to plant room roof profile including changing the position and increasing the height of the flues from 17m to 18.4m, relocation of plant externally and revisions to solar shading (Variation of condition 29 of planning approval ref: 2009/61594/FUL for: Erection of a two storey building with basement and roof level plant accommodation with an inner courtyard to provide a translational research centre together with forty four (44) car parking spaces, cycle and motor cycle facilities’. Granted 7.3.2011.
1.24 16/73650 ‘Non Material Amendment application to amend approved Planning Application B2014/70344’. Granted 15.9.2016.
1.25 16/75344 ‘Relocation of car parking and realignment of access road within site’. Granted 21.12.2016.
1.26 16/75333 ‘Variation of Condition 26 (Parking) of previously approved application B2012/65960/FUL’. Granted 22.12.2016.
1.27 17/78372 ‘Variation of conditions 3 & 15 (revised drawings) and removal of conditions 8 & 12 (breeam) of planning approval B2017/77065/FUL’. Granted 10.1.2018.
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1.28 17/77971 ‘Erection of a 2 storey modular building to enable the relocation of staff who are currently in the Malvern building on the site’. Granted 13.2.2018.
1.29 17/77065 ‘Erection of a two-storey cancer support centre with associated landscaping, 6 cycle spaces and 7 car parking spaces’. Granted 26.6.2017.
1.30 17/77915 ‘Non Material Amendment application to amend approved Planning Application B2016/75344’. Granted 26.9.2017.
1.31 18/01831 ‘Infill of existing courtyard and single storey side extension to existing MRI suite’. Granted 26.11.2018.
1.32 18/02110 ‘Erection of a single storey extension to create additional laboratory and external plant areas’. Granted 15.1.2019.
1.33 Planning Application Reference: EIA2019/00001 ‘Screening opinion request’ 18.4.2019.
2. APPLICATION PROPOSAL
2.1 Planning permission is sought for the erection of a six storey detached building for health purposes with clinical care, research, administration, staff restaurant and ancillary uses involving and cycle with car parking spaces and associated hard and soft landscaping. The proposal includes the demolition of Sycamore House and the partial demolition of Orchard House.
2.2 This is a key proposal for the Royal Marsden Hospital as it will replace out of date buildings which are no longer suited to modern health requirements. This new building will result in better treatment and care of patients, and the Rapid Diagnostic Centre will allow for increased early diagnosis aiding more successful treatment.
2.3 The total floorspace (GEA) for the new hospital building is approximately 12,491 sq.m. The new hospital building, which would be known as the Oak Cancer Centre (OCC), which would increase the Royal Marsden Hospital’s capacity for care and research and create an environment to enable the development of a new and improved model of care. The new building is centrally located and reflects the principles of the London Cancer Hub (LCH) Development Framework and Local Plan ‘Policy LCH1: London Cancer Hub’.
2.4 The new hospital building would accommodate new outpatient, medical day-care, dry laboratories, and collaboration space for clinical researchers which will allow earlier and quicker diagnosis and higher rates of successful treatment.
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2.5 The scheme also includes the demolition of Sycamore House to accommodate car parking spaces. In addition, garages, sheds, store unit and sub stations located towards the western extremity of the site are to be demolished.
2.6 The proposals include a lower ground level, for rapid diagnostics and endoscopy set into the ground to make use of the site’s natural topography. Above lower ground is a building of ground and four upper storeys with its tallest element located towards its northern end.
2.7 The gross internal floor area (GIFA) is approximately 11,639 sq.m., with the majority of the clinical accommodation arranged over the lower floors (lower ground to level 2) with level 3 and 4 comprising smaller footprints for staff café/ restaurant, ancillary clinical administration and plant space. The new hospital building would accommodate the following departments that will be relocating from their existing location in the main Royal Marsden Hospital buildings:
● Outpatient services; ● Phlebotomy; ● Rapid Diagnostic Centre (RDC); ● Day Care Unit (CAU) and ● Research Centre.
2.8 In addition to the above, the proposed OCC scheme provides a new endoscopy department. The staff café/restaurant would be accessible to all staff on site.
2.9 The proposed building would be constructed from brick with modest sized vertical slot windows at the lower ground and ground floor levels of the building, given the private nature of these floors. A glazed double height entrance is proposed on its western elevation, providing views into the semi-public arrival, reception and waiting space. The entrance glazing at first floor level merges with the glazed slot forming the external envelope to the research floor.
2.10 At level 2 on the western façade, vertical reconstituted textured stone panels are proposed, with glazed curtain walling in between, providing outlook to the gardens for patients as well as daylight and sunlight. Vertical shading fins (which are slatted and therefore translucent) will float off the external wall running between horizontal reconstituted stone projections above and below. The reconstituted stone ‘cornice line’ will be extended across the external terraces (adjacent to the accommodation at levels 3 and 4).
2.11 In terms of landscaping the proposal would involve the removal of some trees which would be compensated by replacement planting, along with additional new soft and hard landscaped areas. In particular landscaping gives emphasis to the arrival point for the Oak Cancer Centre incorporating new amenity spaces, footpaths and crossings.
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2.12 The proposed landscaping seeks to provide therapeutic benefit to patients at the new facility by offering leafy tree canopies, seating amongst a variety of planting typologies and a green outlook from the building foyer. It is also proposed to making the car parking inclusive to the scheme by introducing improved paving materials, planting and trees into the car park layout, which will aid the legibility of the development.
2.13 Access for the OCC development would be from the Cotswold Road/Royal Marsden Hospital site access junction, which is the most southerly vehicular entrance to the wider LCH site. This junction currently operates access for staff parking and deliveries for the Royal Marsden Hospital but also provides through access to the ICR Sutton research campus. This proposal will result in greater use of this access by out-patients with a corresponding change to staff parking which will be focused on the Downs Road access, which will change its emphasis to serving both staff and patient parking.
2.14 The application proposes that a total of 69 existing car parking spaces will be relocated due to accommodate this development. It is proposed that Sycamore House located to the west of the proposed building will be demolished and converted into a car parking area, replacing the 69 spaces lost to development but resulting in a net gain of 22 spaces.
2.15 Access to the proposal will be via the existing Cotswold Road entrance. This junction currently operates as the Royal Marsden Hospital staff and delivery access and also serves the ICR Sutton campus. The Downs Road hospital access will convert from predominantly patient use into a shared access for staff and patients.
2.16 The proposed drop off facilities are provided at lower ground floor to the north of the building at lower ground level for the rapid diagnostic centre and the main entrance for all staff and patients is from ground floor level along the western elevation.
2.17 The application proposes enhanced pedestrian routes linking the proposed building from the main entrance to the western side of the site, towards the car park and Maggie’s Centre. An accessible link corridor will be provided to connect the proposed building with the existing main hospital building at both ground floor and first floor level.
2.18 The application proposes 47 long-stay and 2 short-stay secure cycle parking spaces, which allows for displaced existing provision.
2.19 At present, servicing is from a dedicated area to the north of the main hospital building. There would be no alterations to the existing servicing area, with the OCC building designed with a cantilevered floor plan oversailing the access road into the servicing area and so existing servicing will be retained on development. Page 9 Agenda Item 6
2.20 In terms of employment, the OCC scheme would accommodate circa 101 employees, the majority of which will be relocated from the existing hospital buildings. The OCC development is forecast to increase the number of clinical staff over the whole hospital site by approximately 14.
2.21 Amendments:
2.22 An Arboricultural Report and landscape plans were received on the 2nd October 2019, a response from Campbell Reith in regards to flood risk was received on the 1st October 2019, a letter from Motion in response to Transport for London (TfL) comments received on 16th September 2019, a Parking Management Plan (Issue 2), Construction Logistic Plan were received on the 23rd October 2019. A Biodiversity Accounting Report and Preliminary Ecological Appraisal were received on the 11th October 2019. A revised Transport Assessment, Herpetofauna Risk Assessment and Bat Survey Summary Report were received on the 24th October 2019.
3. PUBLICITY
3.1 Consultation:
3.2 A total of 416 letters were sent to local residents between 15th and 16th August 2019 and 3 sites notices were displayed within the vicinity of the site. In addition, the application was advertised in the Sutton Guardian on the 3rd October 2019. The following roads were notified of the application:
● Banstead Road South, Baron Close, Bassett Close, Bawtree Close, Bicknoller Close, Chiltern Road, Clifton Avenue, Cotswold Road, Downs Road, Furzedown Road, Maple Walk, The Gallop and Woodbury Drive.
3.3 Number of Letters Received in Response to the Proposal:
3.4 Representations Received:
3.5 The application received in total 106 letters of support from the following addresses:
● 61 Alexandra Road ● 54 Almond Grove ● 1, 55 Alutone Way ● 15 Ashurst ● 131 Banstead Road ● 10 Benham Close ● 12 Bolton Drive ● 106 Bradmere Way Agenda Item 6 Page 10
● 17 Brookfield Avenue ● 12 Buff Avenue ● 12 Bure Lane ● 1 Bute Road ● 6 Cherry Close ● 28 Chesterfield Road ● Flat 5 Goodwood Lodge, 12 Church Paddock Court ● 21 Church Place ● 13 Pistin Court, Collingwood Road ● 104 Coombefield Drive ● 94 Corbet Close ● 112 Courtney Crescent ● 8 Cowper Avenue ● Flat 12, Old Market Court, 3 Crown Road ● 9 Curran Avenue ● 9 Dalmeny Road ● 67 Devon Road ● 10 Hidcote House, 6 Devonshire Road ● Flat 13, Distin Close ● 2 Dornford Gardens ● 21 Duke of Edinburgh Road ● 4 Edward Place ● The Bungalow, Erskine Road ● 6 Fairfield Avenue ● 166 Foresters Drive ● 237 Fulham Road ● 141, 431 Gander Green Lane ● 8 Glena Mount ● 2A Gordon Road ● 13 Fairford Court, Grange Road ● Greenshaw School House, 31, 66 Grennell Road ● Flat 4, 29 Haddon Road ● 4 Hall Gardens ● 5 Hawthorne Close ● 6 Heath Drive ● 226A High Street ● 6 Hilbert Road ● 3 Hillview South Lodge Avenue ● 14 Hyde Walk ● 54 Kingscroft Road ● 35 Kingswood Drive ● 32 Lind Road ● 189 London Road ● 163 Malden Rad ● 152 Middleton Road ● The Granary, Mill Lane Page 11 Agenda Item 6
● 15 Cleves Court, Mill Road ● 80 Mulgrave Road ● 88 Long House, Muschamp Road ● 26 Nettlecombe Close ● 5 Oakfield Gardens ● 66 Osmond Gardens ● 3 Gorging Way, Partridge Green ● Langshaw Pastens Road ● 67 Pine Walk ● 9 Pipley Gardens ● 5 Poulton Avenue ● 96 Reigate Avenue ● 2 Parr Court, Revere Way ● 62 Poplar Crescent ● 14 River Gardens ● 45 Rommany Road ● 19 St Georges Road ● 274 St Helier Avenue ● 2A St James Road ● 4 St Johns Close ● 18A The Waldrons ● 6 Shadbolt Close ● 32 Sherbourn Crescent ● 30 Sheridan Road ● 52 Lindsay Court, 15 Sherwood Park Road ● 22 Sherwood Road ● 52 Sheephouse Way ● 15 Summerville Gardens ● 66 Sunningdale Road ● 7 Sydney Road ● 16 The Causeway ● 2 Crescent Court, The Crescent ● 3 The Rise ● 74 Thornton Road ● 32 Thornfield Road ● 2 Vernon Drive ● 33 Wallace Fields ● 36 Warren Park Road ● 23 Warwick Road ● 5 Weihurst Court ● 14 Whelan Way ● Charnwood, Westcroft Street ● 76 Western Road ● 48 Windborough Road ● 54 Woodcote Hurst ● 22 Woodend Agenda Item 6 Page 12
● 57 Woodlands Road ● 34 York Road
3.6 The application was supported for the following reasons:
Support Letters Received Officer Response ● The application will allow This proposal would create an environment to more people to receive enable the development to provide a new treatment. improved model of care. The new facilities would provide an improved level of care for outpatients, medical day care, dry laboratories and ● Cancer research is vital collaboration space for clinical researchers which for all. would bring faster development of new treatments. The development would deliver a ● This will also provide mixed use development which would meet the support for families. aspirations for the London Cancer Hub, by enhancing medical treatment facilities on the ● This will provide a existing campus which is supported. learning environment for people in medicine. The building and facilities The proposed OCC building would provide are designed for modern facilities including a centre for the rapid medical diagnostics and diagnostics of cancer, increased operational treatment. capacity for outpatients and day-care; a clinical assessment unit together with consolidated
research facilities. The proposed hospital use is
consistent with the established use of the surrounding area which comprises hospital and research related uses.
● The Royal Marsden The site is allocated for a mixed use, health, provides a valuable medical research development and secondary service and is a world school together with associated ancillary leading centre. development including retail, community uses, patient hotel/accommodation, open space and
new transport infrastructure including a new ● This will provide a underground car park as set out under the site learning environment for allocation LCH1. The proposed development people in medicine. would create a new hospital building comprising 12,491sqm of new research and clinical diagnostic facilities. The design looks good. The key design objectives for the application are to provide a building which would function well and would add to the overall quality of the wider hospital site. The proposed building would also establish a strong sense of place, integrate with the scale of existing buildings and would Page 13 Agenda Item 6
represent a significant improvement in the design quality of built form in this part of the wider site.
The new OCC scheme has been sympathetically designed, having a high regard to the end users of the building as well as its external appearance. It will provide new jobs. In terms of employment, the OCC scheme will accommodate circa 101 employees, the majority of which will be relocated from the existing hospital buildings. The OCC development is forecast to increase the number of clinical staff at the site by approximately 14.
3.7 Internal and External Consultations:
3.8 The following internal consultees were consulted and the comments are listed in the table below:
Internal Consultation Comments Received Opportunity Sutton No objection, the proposal complements the London Cancer Hub, the partnership between between the Council, the Institute of Cancer Research and the Royal Marsden. Sustainability No objection subject to conditions for a BREEAM Interim (Design Stage) Certificate, a BREEAM Final (Post-Construction) Certificate, the development to be constructed in accordance with the details within the ‘GLA Energy Assessment Report Rev 3’, further details of the proposed solar PV array, ‘as-built’ BRUKL outputs, details for accommodating a green roof, documentary evidence that the green roof has been installed and evidence that the development will achieve an improved Green Space Factor score. Planning Policy The Local Plan recognises the Royal Marsden’s plans for renewal and expansion of its facilities and Policy 2 states that the council will work with its partners, including the Royal Marsden NHS Foundation Trust, to deliver the London Cancer Hub (LCH), in accordance with site allocation LCH1. Policy 21 also supports improved healthcare facilities in the borough, development of the LCH and development of the Royal Marsden. Site allocation LCH1 sets out indicative phasing for 4 potential overlapping development ‘waves’. Wave 2 identifies potential hospital floorspace expansion of between 78k-103k sqm. The proposed increase of Agenda Item 6 Page 14
approximately 12k sqm would contribute to this target for additional capacity for the Royal Marsden. As such, no objections are raised as it is considered that the principle of the proposed use, floorspace provided and timing of development are in line with Local Plan policies to support healthcare development of the Royal Marsden set out in Policies 2 and 21 and Site Allocation LCH1. Biodiversity No objection subject to suitable conditions for Biodiversity Enhancement and Management Plan (BEMP), a scheme for integrated nesting features on buildings, full details of a Climb and Inspect Survey for bats, which will also include planned timings for works and a full suite of bat surveys. Highways No objection subject to conditions for revised construction logistic plan, existing on-site parking for both staff and patients/visitors are retained at all times, prior to occupation the implementation to the permit arrangements shall be implemented and a S106 agreement is completed to secure a parking management plan and travel plan to be reviewed and updated annually. Environmental Health No objection subject to conditions for a piling method statement, construction management plan, an additional risk assessment, detailed remedial strategy and verification plan to be submitted, hours of construction and details of external lighting scheme. Waste Management No objection. Tree Officer No objection subject to mitigation measures via a S106 agreement for additional planting on the wider site and a condition for full hard and soft landscaping details to be submitted prior to occupation of the building. Lead Local Flood Risk No objection subject to a condition for prior to Officer commencement of works (excluding site investigations and demolition), the applicant must submit a final detailed drainage design including drawings to the Lead Local Flood Authority for review and approval.
3.9 The following external consultees were consulted and the comments are listed in the table below:
Page 15 Agenda Item 6
External Consultation Comments Received Transport for London No objection subject to a condition for safe pedestrian routes through the site should be provided to maintain pedestrian safety in line with the Mayors Vision Zero targets. Thames Water No objection. Environment Agency No objection subject to conditions for a verification plan, report for any unidentified contamination found, a verification report demonstrating completion of works and piling or any other foundations shall not be permitted without written consent. Care Commissioning No comments received to date. Group London Fire Brigade No objection subject to the development will meet Part B5 of the current Building Regulations Approved Documents. Crime Prevention No objection subject to a condition for a detailed Officer secure by design award scheme.
Surrey and East Surrey No comments received to date. Water Woodland Trust No comments received to date.
3.10 Councillor Representations:
3.11 None.
4. MATERIAL PLANNING POLICIES
4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that when determining a planning application, regard is to be had to the development plan, and the determination shall be made in accordance with the development plan, unless material considerations indicate otherwise. The development plan for the London Borough of Sutton comprises the following documents:
● London Plan 2016 ● Sutton Local Plan 2018
4.2 Also a material consideration in determining planning applications are:
● National Planning Policy Framework (NPPF) 2019. ● National Planning Policy Guidance (NPPG). ● Adopted London Borough of Sutton Supplementary Planning Guidance Documents. ● London Cancer Hub Development Framework 2016 ● Human Rights Act 1998 Agenda Item 6 Page 16
● Equality Act 2010 ● Draft London Plan 2017
4.3 Public Sector Equality Duty (PSED) and Human Rights.
4.4 In making your decision you must have regard to the Public Sector Equality Duty (PSED) under s149 of the Equality Act (2010). This means the Council must have due regard to the need (in discharging its functions) to: · Eliminate unlawful discrimination, harassment and victimisation and other conduct prohibited by the Act. · Advance equality of opportunity between people who share a protected characteristic and those who do not. This may include removing or minimising disadvantages suffered by persons who share a relevant protected characteristic that are connected to that characteristic; taking steps to meet the special needs of (paragraphs 5.10 - 5.35) those with a protected characteristic; encouraging participation in public life (or other areas where they are underrepresented) of people with a protected characteristic(s). · Foster good relations between people who share a protected characteristic and those who do not including tackling prejudice and promoting understanding.
4.5 The protected characteristics are age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex and sexual orientation.
4.6 The PSED must be considered as a relevant factor in making this decision but does not impose a duty to achieve the outcomes in s149 as all the factors that need to be considered may be balanced against other relevant factors.
4.7 It is considered that the grant of planning permission would have a positive impact on all protected characteristics. As such, the granting of this application would have a positive impact on those who share a protected characteristic. This is due to the proposed new facilities improving the existing health facilities on-site; therefore there is no worsening of the situation in equality terms.
4.8 Material Planning Policies in the Determination of this Application:
4.9 London Plan 2016 Policies:
● 1.1 Delivering the strategic vision and objectives for London ● 2.6 Outer London: Vision and Strategy ● 2.8 Outer London: Transport ● 3.1 Ensuring equal life chances for all ● 3.2 Improving health and addressing health inequalities ● 3.17 Health and social care facilities ● 4.12 Improving opportunities for all ● 5.1 Climate change mitigation ● 5.2 Minimising carbon dioxide emissions ● 5.3 Sustainable design and construction Page 17 Agenda Item 6
● 5.7 Renewable energy ● 5.8 Innovative energy technology ● 5.9 Overheating and cooling ● 5.10 Urban greening ● 5.11 Green roofs and development site environs ● 5.12 Flood risk management ● 5.13 Sustainable drainage ● 5.14 Water quality and wastewater infrastructure ● 5.15 Water use and supplies ● 5.17 Waste capacity ● 5.18 Construction, excavation and demolition waste ● 5.21 Contaminated land ● 6.2 Providing public transport capacity and safeguarding land for transport ● 6.3 Assessing effects of development on transport capacity ● 6.4 Enhancing London’s transport connectivity ● 6.9 Cycling ● 6.10 Walking ● 6.11 Smoothing traffic flow and tackling congestion ● 6.12 Road network capacity ● 6.13 Parking ● 7.1 Lifetime neighbourhoods ● 7.2 An inclusive environment ● 7.3 Designing out crime ● 7.4 Local character ● 7.5 Public realm ● 7.6 Architecture ● 7.7 Location and design of tall and large buildings ● 7.14 Improving air quality ● 7.15 Reducing and managing noise, improving and enhancing the acoustic environment and promoting appropriate soundscapes ● 7.19 Biodiversity and access to nature ● 7.21 Trees and woodlands ● 8.2 Planning obligations ● 8.3 Community infrastructure levy
4.10 Sutton Local Plan 2018 Policies
● 1 Sustainable Growth ● 2 London Cancer Hub ● 4 Tramlink and Major Development Proposals ● 21 Health and Well-Being ● 26 Biodiversity ● 28 Character and Design ● 29 Protecting Amenity ● 30 Heritage ● 31 Carbon and Energy Agenda Item 6 Page 18
● 32 Flood Risk and Sustainable Drainage ● 33 Climate Change Adaptation ● 34 Environmental Protection ● 36 Transport Impact ● 37 Parking ● 38 Infrastructure Delivery ● 40 Site Allocation
4.11 Supplementary Planning Documents
● SPD1 Designing Out Crime ● SPD5 Planning Obligations ● SPD14 Sutton’s Urban Design Guide
5. PLANNING CONSIDERATIONS
5.1 The main issues addressed within this report relate to the following (including whether any material planning objections have been reasonably addressed) as being most relevant to this application are:
A) The Principle of the Development B) The Design of the Development C) The Impact on Residential Amenity D) Transport and Highways E) Sustainable Design and Energy Efficiency F) Flood Risk G) Trees and Landscaping H) Biodiversity I) Crime Prevention J) Air Quality/ Contaminated Land/ Noise Impact and Lighting K) Planning Contributions L) Conclusion and Recommendations
A. The Principle of the Development
5.2 The NPPF requires the Council to promote the effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions. Strategic policies should set out a clear strategy for accommodating objectively assessed needs, in a way that makes as much use as possible of previously-developed or ‘brownfield’ land. 5.3 The London Plan identifies the Mayor’s Vision and Objectives for ensuring the sustainable growth of London through securing appropriate development in the most suitable locations. It represents the overall strategic plan for London, setting out an integrated economic, environmental, transport and social framework for the development of London over the next 20-25 years. Page 19 Agenda Item 6
5.4 The London Plan builds upon many of the principles already established through the NPPF in terms of promoting development in the most suitable locations with a preference for the delivery of previously developed sites. The London Plan also supports the aspirations of reducing reliance upon the private car and promoting development in sustainable locations with high levels of accessibility to alternative modes of transport. 5.5 Policy 1.1 (Delivering the Strategic Vision and Objectives for London) confirms growth will be supported and managed across all parts of London to ensure it takes place within the current boundaries of Greater London without either encroaching on the Green Belt, London’s protected open spaces or having unexpected impacts on the environment. A summary of other relevant policies is provided below. 5.6 Policy 2.1 of the London Plan (London in its Global, European and United Kingdom Context) states that the Mayor and the GLA Group will, and all other strategic agencies should ensure that London retains and extends its global role as a sustainable centre for business, innovation, health, education and research (inter alia). 5.7 Policy 2.6 (Outer London: Vision and Strategy) confirms the Mayor will, and the Boroughs and other stakeholders should, work to realise the potential of Outer London, recognising and building upon its great diversity and varied strengths by providing locally sensitive approaches through LDF’s and other development frameworks to enhance and promote its distinct existing and emerging strategic and local economic opportunities, and transport requirements. 5.8 Policy 3.2 (Improving Health and Addressing Health Inequalities) states that the Mayor will take account of the potential impact of development proposals on health and health inequalities within London. The Mayor will work in partnership with the NHS in London Boroughs and the voluntary and community sector as appropriate to reduce health inequalities and improve the health of all Londoners. 5.9 Policy 3.16 (Protection and Enhancement of Social Infrastructure) states that facilities should be accessible to all sections of the community (including disabled and older people) and be located within easy reach by walking, cycling and public transport. Wherever possible, the multiple use of premises should be encouraged. 5.10 Policy 3.17 (Health and Social Care Facilities) clarifies that the Mayor will support the provision of high quality health and social care appropriate for a growing and changing population, particularly in areas of under provision or where there are particular needs. Development proposals which provide high quality health and social care facilities will be supported in areas of identified need, particularly in places easily accessible by public transport, cycling and walking. In particular, this policy identifies that boroughs should promote the continued role and enhancement of London as a national and international centre of medical excellence and specialised facilities. 5.11 The Sutton Local Plan (2018) Policy 2 (London Cancer Hub) sets out that: a) The council will work with its partners, the Institute of Cancer Research, the Royal Marsden NHS Foundation Trust, the Epsom and St Helier University Hospitals NHS Trust and the Greater London Authority, to Agenda Item 6 Page 20
deliver about 280,000m² additional gross mixed use floorspace at the London Cancer Hub according to Local Plan Site Allocation LCH1. b) Each 'development wave' will only be occupied once the necessary transport interventions have been implemented, unless equivalent means of alternative mitigation have been identified and implemented. A full transport assessment and travel plan will be required to accompany any planning applications for the development of all or any part of the site. c) Should the Belmont Allotment part of the site be required for the allocated uses, it should not be developed until allotments of at least the same number and horticultural quality are available for immediate use elsewhere on the site and with the necessary facilities to enable cultivation.” 5.12 Policy 21 (Health and Well-being) confirms that the Council “will support the provision of new or improved healthcare facilities in the borough, in line with Sutton's Clinical Commissioning Group and NHS England requirements”. 5.13 Policy 22 (Social and Community Infrastructure) confirms that planning permission will be granted for the development of social and community infrastructure (which includes health provision) where it: (i) is accessible by a range of transport modes, in particular by walking, cycling and public transport; (ii) provides flexible and adaptable space, where practicable; (iii) is close to or accessible to the community it is intended to serve and is of a suitable scale to meet that need; (v) would not have any adverse environmental effects; (vi) in the case of large developments generating significant numbers of trips, are located within or on the edge of town centres or other areas of higher public transport accessibility. 5.14 The wider site allocation ‘LCH1: London Cancer Hub’ is allocated for Health, Medical Research and development and secondary school together with associated ancillary development including retail, community uses, patient hotel/accommodation, open space and new transport infrastructure including a new underground car park.
5.15 The proposed OCC building would provide facilities including a centre for the rapid diagnostics of cancer, increased operational capacity for outpatients and day-care; a clinical assessment unit together with consolidated research facilities. The proposed hospital use is consistent with the established use of the surrounding area which comprises hospital and research related uses. 5.16 In terms of employment, the OCC scheme would accommodate circa 101 employees, the majority of which would be relocated from the existing hospital buildings. The OCC development is forecast to increase the number of clinical staff at the site by approximately 14. 5.17 This proposal would create an environment to enable the development to provide a new improved model of care. The new facilities would provide an improved level of care for outpatients, medical day care, dry laboratories and collaboration space for clinical researchers which would bring faster development of new treatments. In terms of policy 2 of the Local Plan, the development would deliver modern clinical health facilities as part of wider mixed use development aspirations which would be consistent with the wider strategic objective of delivering the London Cancer Hub Page 21 Agenda Item 6
5.18 It is acknowledged that this proposed development has been brought forward in advance of other developments with ‘Wave 2’ of the London Cancer Hub developments, but the timing of the scheme is contingent on strict funding arrangements and a delay would be critical to its delivery. It is relevant to note that the Royal Marsden Hospital have shown a willingness to work within the wider aims of the LCH and increased the scale and density of the proposed building at pre-application stage in order that it did not represent an under-development of the site. This was a welcome adaption to the original plans to ensure that this development is concentrated toward the centre of the wider LCH where greater density and height is more appropriate than towards the outer LCH site boundaries adjacent to residential properties. The proposed facilities will greatly enhance clinical cancer diagnosis and treatment in a modern and well designed building which will benefit the Royal Marsden Hospital site, the LCH and will earn recognition within London and the South East and beyond. 5.19 In this instance the proposed development in land use terms would meet the requirements of the site allocation and the adopted policies within the Sutton Local Plan and the London Plan.
B. The Design of Development
5.20 Paragraph 24 of the NPPF states that:-
“The creation of high quality buildings and places is fundamental to what the planning and development process should achieve.”
5.21 Paragraph 130 of the NPPF states that:-
“Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards or style guides in plans or supplementary planning documents.”
5.22 The London Plan in policy 7.4 confirms that buildings, streets and open spaces should provide a high quality design that (amongst other requirements)
“B. contributes to a positive relationship between the urban structure and natural landscape features,including the underlying landform and topography of an area”
5.23 Policy 7.5 of the London Plan sets out that development should make the public realm comprehensible at a human scale, using gateways, focal points and landmarks as appropriate to help people find their way. Landscape treatment, street furniture and infrastructure should be of the highest quality, have a clear purpose, maintain uncluttered spaces and should contribute to the easy movement of people through the space.
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5.24 Policy 7.6 of the London Plan states that buildings and structures should make a positive contribution to a coherent public realm, streetscape and wider cityscape. It should also incorporate the highest quality materials and design appropriate to its context. In addition, new developments especially large and tall buildings, should not have a negative impact on the character or amenity of neighbouring sensitive land uses.
5.25 The Sutton Local Plan adopted in February 2018 sets out the policy in respect of Character and Design, and therefore is the Council’s principal expression of the design expectations of any new development. Policy 28: Character and design states that:-
“The Council will grant planning permission for new development including new buildings, alterations and extensions, provided the new development:-
A. Is attractive, designed to the highest standard, especially with regard to architectural detailing and uses high-quality materials B. Respects the local context and responds to local character and heritage assets C. Is of a suitable scale, massing and height to the setting of the site and/or townscape D. Seeks to improve an area of poor character E. Makes a positive contribution to the street frontage, streetscene and/or public realm, such as using railings and low walls where practicable. F. Is inclusive and accessible for all and improved movement through areas with direct, accessible and easily recognisable routes G. Is secure and designed to minimise crime and anti-social behaviour H. Is robust and flexible in use I. Responds to natural features and retains trees, hedges and other landscape features and spaces of amenity value, where possible. J. Is not dominated by car and cycle parking K. Creates attractive, functional and clearly defined public and private spaces I. Protects any important local views and creates new ones wherever possible M. Carefully integrates building services equipment and, in industrial areas, operating equipment N. Maintains the setting and visual amenity of the Green Belt, Metropolitan Open Land, Public Open Space and Urban Green Space”
5.26 Policy 28q of the Local Plan sets out the councils policy in respect of taller buildings:-
“Q The Mayor of London requires boroughs to identify Areas of Taller Building Potential. In addition to being located within the areas the council Page 23 Agenda Item 6
has identified and the requirements of character and design set out above, taller buildings will be expected to:
(i) be of exemplar design and make a positive contribution to the quality of the local and wider townscape and skyline. (ii) integrate visually with the townscape and streetscape, particularly in terms of an active ground floor frontage (iii) include a mix of functions that are widely used by the public (such as gyms or retail units) in order to ensure the successful integration into the local area, where practicable (iv) ensure safe, attractive and comfortable amenity/open space designed to support social interaction and cohesion and engender a sense of place in predominantly residential developments (v) protect the setting of any designated heritage assets and the overall historic character that makes an area distinctive and special (vi) Protect the amenity of neighbours and surrounding occupiers”
5.27 The proposed building would be six storeys in height above ground level along the northern end of the site and reduces in height to four storeys above ground level at the southern end of the site as the land levels increase to the south of the site.
5.28 The proposals include a lower ground level for rapid diagnostics and endoscopy cut into the ground to make use of the site’s natural slope. There are five storeys above including the ground floor, with the building having a maximum width of 99 metres, a maximum depth of 43 metres and a maximum height of 25 metres.
5.29 The proposal has been configured so that the taller element of the building is located to the most visible and prominent northern end of the site. The building has been designed as a west facing crescent orientated towards a proposed new garden area. Set behind the crescent there is flexibly designed accommodation which wraps around and encloses an internal day lit atrium at the centre of the building.
5.30 The building will be constructed from a light colour brick with modest sized vertical slot windows proposed at the lower ground and ground floor levels of the building, given the private nature of these floors.
5.31 A double glazed height entrance is proposed, providing views into the semi-public arrival, reception and waiting area. The entrance glazing at first floor level merges with the glazed windows forming the external envelope to the research floor.
5.32 At second floor on the western façade, the facing material is vertical reconstituted textured stone panels, with glazed curtain walling in between, providing outlook to the gardens for patients as well as providing access to daylight and sunlight. Agenda Item 6 Page 24
Vertical shading fins which are slatted will float off the external wall running between horizontal reconstituted stone projections above and below. The reconstituted stone ‘cornice line’ would be extended across the external terraces (adjacent to the accommodation at levels 3 and 4).
5.33 The key design objectives are to provide a building which functions well and would add to the overall quality of built form and clinical care within the wider hospital site. The proposed building would also establish a strong sense of place, integrate with the scale of existing buildings and will demonstrably improve the appearance of this part of the site through the delivery of a high quality building.
5.34 The new OCC scheme has been sympathetically designed, having a high regard to the end users of the building as well as the appearance of the building from the outside.
5.35 An essential aspect of the design of the OCC development is the utilisation of the natural slope of the site. There are two separate access points for the public; at lower ground (which is equivalent to ground level to the north) to the diagnostics centre and at ground level to the main outpatients. The entrance to the Rapid Diagnostic Centre (RDC) and Endoscopy suite is on the north elevation of the building at lower ground floor level, and would open out onto the central public space giving direct access to future public transport connections. The upper access point located on the ground floor level is via a slip road that curves around existing and proposed landscaped areas alongside the proposed north south access route.
5.36 The building is accessed from Cotswold road to the west. The current access route is currently only for staff and service access and access to the Institute of Cancer Research (ICR). The building footprint is positioned so that an internal link corridor can be constructed to connect to the existing hospital buildings to the south. The footprint extends to the north adjacent to the retained northern half of Orchard House to provide space for the haematology/ oncology outpatient department at ground floor level.
5.37 Access paths have been designed to be accessible by people in wheelchairs. If patients are dropped off by private car and the drivers intend to accompany the patients they would drive from either drop-off point to the visitor car park to the west of the Centre for Molecular Pathology Building (CMP) to park. The existing north–south access road to the west of the site would continue to provide access to the existing service yard located between the OCC and the RMH existing East and West wing.
5.38 The development would result in the loss of 69 car parking spaces, adjacent to the existing Orchard House building. Sycamore House would be demolished with the land used to provide additional parking, with the development overall Page 25 Agenda Item 6
providing an additional 22 car parking spaces at the site for patients, compared to existing provision.
5.39 The proposal would result in the displacement of 24 cycle parking spaces, with a further 20 spaces impacted by the provision of patient transport spaces on the former swimming pool site. The application proposes to re-provide 44 cycle parking spaces.
5.40 The application is considered to be in accordance with the LCH Development Framework (Summer 2016), which requires ‘heights that adapt to context’, whereby, buildings that are located to the overall site periphery should be lower in order to sensitively respond to the scale of their domestic neighbours, and building heights should increase towards the centre. The proposal also has regard to the requirements of the Site Allocation ‘LCH1’ which seeks to concentrate taller development towards the centre of the LCH. The proposal would be six storeys in height and located within the centre of the wider hospital site. The application also adapts to the context of the existing hospital, particularly where physical links between the proposed building and older hospital buildings are provided.
5.41 The proposal would therefore be in keeping with the objectives of LCH by being of 6 storeys with lower ground level, to enable future development to step down in scale to the wider LCH site boundaries. As such, the principle of a building of this height is supported as it adapts well to the site context and is of a suitable scale, massing and height to the setting of the site and respects the local context.
5.42 The proposed building would comprise of high quality materials. Materials have been selected for their durability, buildability and quality which would ensure the material have a lower environmental impact over their lifecycle.
5.43 The proposal takes the opportunity of improving the character and appearance of the site, and will respect its setting, being of high quality design compared to older outdated hospital buildings.
5.44 As the application site is not located within an area suitable for taller buildings against policy 28 of the Local Plan, the building has to meet the higher test of being of exceptional design quality to be a material consideration that would persuade the Council to accept a taller building which would be contrary to policy 28 of the Local Plan. The assessment of this aspect of the proposal is that there is greater opportunity for taller buildings on the LCH although policy does not explicitly say that buildings of 4 or more storeys would be appropriate, and this is to recognise the height of existing development in the vicinity both on the Royal Marsden and ICR sites, so taller buildings are not uncommon in this location. Furthermore, the building is considered to be of exceptional design and will make a positive statement in terms of future design expectations on the remaining parts of the LCH.
Agenda Item 6 Page 26
5.45 It is a highly expressed and innovative design which places significant importance on the manner in which it creates the right environment for the diagnosis and treatment of cancer, with attractive internal arrangements which will receive considerable natural light and which links to the attractive arrival area on its west side, where the public realm design is of a very high quality and extends to link the parking areas. It is considered that the design is of exceptional quality which is sufficient to outweigh the presumption against a taller building in this location, noting the expectations within the LCH Site Allocation, Policy 2 of the Local Plan and London Cancer Hub Development Framework, where the quantum of future development will inevitably mean that taller buildings will come forward on other parts of the site.
5.46 The building creates a world class cancer centre which successfully fulfils the functional requirements whilst creating a building which also provides the best possible patient, visitor and staff environment.
5.47 In summary the proposed design, bulk, scale and design would provide a development which would be in keeping with the surrounding buildings, providing a key function to the Royal Marsden. As such the development would comply with relevant policies in the Sutton Local Plan and the London Plan.
C. The Impact on Residential Amenity
5.48 Policy 7.6 of the London Plan states that development should not cause unacceptable harm to the amenity of surrounding land and buildings, particularly residential buildings.
5.49 Policy 29 of Sutton’s Local Plan states that the council will not grant planning permission for development if it adversely affects the amenities of future occupiers or those currently occupying adjoining or nearby properties, or has an unacceptable impact on the residents of the surrounding area. As such, in assessing the impact of a proposed development, the council will take into consideration the impact on privacy, sunlight or daylight, noise and disturbance, sense of enclosure and outlook, together with effects on microclimate, odour, smoke, fumes and dust.
Daylight and Sunlight
5.50 The applicant has submitted a Daylight and Sunlight supporting letter which has been produced by CBRE. The proposed development would be surrounded by a number of existing hospital buildings, most notably the retained section of Orchard House to the north (which is the closest proximity buildings).
5.51 The primary authority in daylight and sunlight matters is the BRE guide, “Site Layout and Planning for Daylight and Sunlight – A Guide to Good Practice” (2011). It should be noted that the advice set-out within the BRE guide considers residential properties as having the highest requirement for natural light, although Page 27 Agenda Item 6
the guidelines also suggest that buildings containing other uses such as schools and hospitals should also be considered.
5.52 The nearest residential property is situated towards the southern boundary at a distance of 100m (access road entrance to the Royal Marsden). Given the proposed distance and the location of the building it is considered that the development would not give rise to any loss of daylight and sunlight to the nearest residential property.
5.53 The proposed development would be surrounded by a number of existing hospital buildings, most notably the retained section of Orchard House to the north (which will be the closest in proximity). Given this relationship with the existing hospital buildings, it is considered that the development would not cause harm to the existing uses on the site. As such there would be no impact from the proposed development in terms of loss of daylight and sunlight.
Loss of Privacy
5.54 The nearest residential property is situated towards the southern boundary at a distance of 100m (access road entrance to the Royal Marsden). Given the proposed distance and the location of the building it is considered that the development would not give to any loss of privacy to the nearest residential property situated along this access road to the Royal Marsden.
Sense of Enclosure
5.55 The nearest residential property is situated towards the southern boundary at a distance of 100m (access road entrance to the Royal Marsden). Given the proposed distance and the location of the building it is considered that the development would not give to an unacceptable increased sense of enclosure. As such no objection would be raised to the application on this basis.
5.56 In summary the proposed application would acceptable in terms of daylight, sunlight, privacy and sense of enclosure. As such the proposed development would comply with both the Adopted Sutton Local Plan and the London Plan.
D. Transport and Highways
5.57 Paragraph 102 of the NPPF states that transport issues should be considered from the earliest stages of plan-making and development proposals, so that:
“a) the potential impacts of development on transport networks can be addressed; b) opportunities from existing or proposed transport infrastructure, and changing transport technology and usage, are realised – for example in relation to the scale, location or density of development that can be accommodated; c) opportunities to promote walking, cycling and public transport use are identified and pursued; Agenda Item 6 Page 28
d) the environmental impacts of traffic and transport infrastructure can be identified, assessed and taken into account – including appropriate opportunities for avoiding and mitigating any adverse effects, and for net environmental gains; and e) patterns of movement, streets, parking and other transport considerations are integral to the design of schemes, and contribute to making high quality places.”
5.58 Policy 6.13 of the London Plan sets out that the Mayor wishes to see an appropriate balance between promoting new development and preventing excessive car parking provision, and seeks to encourage cycling, walking and public transport use in accordance with Policies 6.9, 6.10 and 6.11 of the London Plan respectively.
5.59 Policy 6.13 of the London Plan further sets out that new developments providing parking provision should ensure that 1 in 5 spaces provide an electrical charging point, provide parking for disabled people, meet the minimum cycle storage standards, provide the needs of business for delivery and servicing and commit to the production of a Travel Plan to reduce provision over time.
5.60 Policy 37 of Sutton’s Local Plan states that new developments should provide the appropriate amount of car parking in accordance with the council’s restraint based, maximum car parking standards, taking into account Public Transport Accessibility Levels (PTALs), existing publicly available parking provision and usage in the vicinity of the site, and the need to deter unnecessary car use while avoiding overspill parking problems.
5.61 The site is located within an area which has a Public Transport Accessibility level of 2, which is ‘poor’ on a scale of 0 to 6b, where 6b represents the greatest level of access to public transport services. The site is also located within a Controlled Parking Zone (CPZ). The existing site is accessed from Downs Road and Cotswold Road. The site is served by buses entering via the Downs Road entrance and passing buses along Cotswold Road.
5.62 Nearby rail services can be accessed from Belmont station with alternative services available from Sutton station which has links to the site via buses. A shuttle bus shared by the Royal Marsden Hospital and the Institute of Cancer Research (ICR) is also available.
5.63 The application proposes that a total of 69 car parking spaces will be relocated due to the building footprint. Sycamore House located to the west of the proposed building will be demolished and converted into a car parking area, resulting in a net gain of 22 car parking spaces.
5.64 Access to the proposed Oak Cancer Centre will be via the existing Cotswold Road entrance. This junction currently operates as the Royal Marsden Hospital staff and delivery access and also serves the ICR Sutton campus. The application proposes to utilise this access for outpatient access for the new Page 29 Agenda Item 6
building. The Downs Road hospital access will convert from predominantly patient use into a shared access for staff and patients.
5.65 The proposed drop off facilities to the development are provided in front of the main entrance doors to the ground floor level, as well as in front of the secondary entrance on the lower ground floor. The proposed surface of the drop off area will be flush with the pedestrian footpaths leading to the entrances to remove trip hazards.
5.66 The application proposes enhanced pedestrian routes linking the proposed building from the main entrance to the western side of the site, towards the car park and Maggie’s Centre. An accessible link corridor will be provided to connect the proposed building with the existing main hospital building at both ground floor and first floor level.
Parking
5.67 As stated above, the proposed development would result in a net increase of 22 car parking spaces, which would result in an increase from 640 to 669 car parking spaces in total across the wide site. Of the existing 640 car parking spaces, 295 are for patients and visitors.
5.68 The Council’s Senior Highways Officer has advised that the proposed additional 22 car parking space provision is based on a first-principles approach contained within the submitted Transport Assessment (TA). The new OCC building is expected to result in an additional 14 full time employees (FTE) staff, and 44 additional outpatient appointments per day.
5.69 For the new staff it is assumed that 50% (7) will drive to work and the same 50% ratio (22) has been applied in respect of the 44 outpatient visits in order to arrive at the net increase of 22 parking spaces. It is considered that this approach is robust since, for staff, this broadly reflects the existing staff car mode share.
5.70 Whilst no existing mode share by outpatients has been included within the TA, a 50% car parking provision is also considered reasonable for similar reasons that would apply to staff. It is also noted that proposed improvements to local bus and staff shuttle bus services are likely to further reduce car mode share.
5.71 The proposed new building footprint would result in the loss of 69 parking spaces, although these spaces will be re-provided within the area currently occupied by Sycamore House, which is to be demolished.
5.72 The existing car parking spaces within the Cotswold Road car park will be reallocated from staff to patient use and alternative parking for staff will be provided in the Downs Road car park. This is also the area where it is intended to provide the additional 22 spaces. A doubling of disabled parking spaces, from 9 to 18, is also proposed within the car parking layout.
5.73 The Councils Senior Highways Officer advises that whilst the overall level of car parking post-completion on site is sufficient, further details were required in regards to the existing level of parking being maintained during the construction Agenda Item 6 Page 30
period, given that existing parking is lost on the site of the OCC and re-provided in part on land occupied on the to-be-demolished Sycamore House site.
5.74 Additional information was provided by the applicant which advised that "The two construction phases are linked, since the OCC building must be completed prior to staff decanting from Sycamore House into the existing main hospital building. This space will only become available as units have moved into the completed OCC building, as there is insufficient space on site to enable the staff to move out of Sycamore House early. As such, any delay to Phase 1 will knock onto Phase 2. In terms of timetable, it is likely that the Sycamore House demolition will occur in early 2023, with the parking layout completed later that year. In parking terms, we note that there will be disruption on the site associated with the construction period, with the number of spaces affected differing between Phases 1 and 2. To help address the shortfall, the RMH have currently brought parking adjacent to the McElwain Building online, which provides an additional 20 spaces to offset the construction impacts."
5.75 In order to safeguard against any additional parking stress on-street, the Councils Senior Highways Officer has recommended that a pre-commencement condition is to be included, which requires the applicant to maintain on-site parking for both staff and patients/visitors at existing levels at all times. Any arrangements for temporary off-site parking should be submitted for Highways approval prior to it coming into use.
5.76 A 'Parking Management Plan' dated May 2019 was submitted with the application. The document provided additional details on the existing parking arrangements together with details on a new parking management regime, under which the number of staff parking permits will be reduced and use of the car parks properly enforced. The Councils Senior Highways Officer has recommended that the proposed changes to the parking permits should be in place prior to the first occupation of the building. The parking management plan should thereafter be reviewed annually and updated as required.
Accessibility and Sustainable Travel
5.77 Whilst the application site is located in an area with a PTAL of 2 (poor) it is relatively well served by local buses and the RMH/ICR shuttle bus service. The shuttle bus provides links to Sutton railway station as well as to the RMH Chelsea campus.
5.78 The Council supports discussions between the applicant and Transport for London (TfL) in respect of potential improvements to local bus services, together with provision of a bus standing area to accommodate two buses on-site within walking distance of the OCC.
5.79 An undated 'Travel Plan' was submitted with the application. The Councils Senior Highways Officer considered this to be acceptable. It is recommended that the applicant should submit an updated Travel Plan within six months of first occupation of the building which will be revised annually and secured by way of a section S106 agreement. The 2008 baseline used in the submitted Travel Plan needs to be brought forward to year of first occupation of the Oaks Centre. Page 31 Agenda Item 6
Progress against the current 2027 target year to date should be indicated for each period where surveys have been undertaken and new target dates at intervals of 1, 3 and 5 years after opening of the Oaks Centre should be included. This shall be secured through the Section 106 Agreement.
5.80 The application proposed 47 long-stay and 2 short-stay secure cycle parking spaces, which allows for displaced existing provision and is in line with London Plan minimum standards for hospital use.
Construction Phase
5.81 The applicant has submitted a 'Construction Logistics Plan' (CLP) dated 30th May 2019. The Councils Senior Highways Officer finds the CLP broadly acceptable in scope as much of the detailed information required is indicated as to be confirmed. This is considered to be acceptable as the main contractor has yet to be appointed.
5.82 The Senior Highways Officer has advised that a pre-commencement conditions is required for a revised CLP to be submitted to include the missing details. This should include numbers of staff on site at each stage, details on the number, type and routing for all construction-related vehicles, and details on any parking/transport arrangements for construction staff. It should be noted that no construction staff will be permitted to park on any residential road within the vicinity of the site and no construction staff will be permitted to park in any of the temporary spaces identified for use by hospital staff and/or patients/visitors. The promotion of public transport, the shuttle bus and walking and cycling should be encouraged.
5.83 Transport for London have reviewed the application and whilst the application does include an increase in car parking spaces to the site (22 car parking spaces), it is considered that as these spaces are solely for patients no objections are raised.
5.84 As such, the Councils Senior Highways Officer and Transport for London raise no objections to the proposal subject to suitable conditions and the completion of a S106 agreement.
E. Sustainable Design and Energy Efficiency
5.85 Policy 5.1 of the London Plan states that the Mayor seeks to achieve an overall reduction in London’s carbon dioxide emissions of 60 per cent (below 1990 levels) by 2025. Policy 5.2 of the London Plan states that development proposals should make the fullest contribution to minimising carbon dioxide emissions in accordance with the following energy hierarchy:
1. Be lean: use less energy 2. Be clean: supply energy efficiently 3. Be green: use renewable energy.
5.86 The policy also states that major development proposals should include a detailed energy assessment to demonstrate how the targets for carbon dioxide Agenda Item 6 Page 32
emissions reduction outlined above are to be met within the framework of the energy hierarchy.
5.87 Policy 31 of Sutton’s Local Plan 2018 is considered to reflect the requirements of the London Plan and requires all residential buildings forming part of a major development to achieve ‘zero carbon’ standards by achieving at least a 35% reduction in regulated CO2 emissions on site and offsetting the remaining regulated emissions (to 100%), through the delivery of CO2 reduction measures off-site through a legal agreement, payable to the council's carbon offset fund priced at £60 per tonne over 30 years. In addition, all major non-residential developments should achieve at least a 35% reduction in regulated CO2 emissions on site.
5.88 In addition policy 31 states that all planning applications for new dwellings or major non-residential developments should be supported by an Energy Statement incorporating 'as-designed' Building Regulations Part L outputs to demonstrate how the relevant targets for reducing CO2 emissions will be met. The Energy Statement should include calculations of energy demand and emissions at each stage of the Mayor's energy hierarchy for both regulated and non-regulated elements in line with GLA 'Guidance on Preparing Energy Assessments' as amended.
5.89 Policy 33 of the Sutton Local Plan ‘Climate Change Adaption’ requires all residential developments to achieve good practice standards of water efficiency by ensuring that internal potable water consumption is limited to 110 litres a day per person. The Council’s Sustainability Officer has recommended a condition requiring a completed water efficiency calculator to be submitted to and approved in writing prior to the occupation of the building, had the proposal been considered acceptable in all other aspects.
5.90 Policy 5.9 of the London Plan and Policy 33 of the Sutton Local Plan seek to counteract the ‘urban heat island’ effect in London and encourage designs and layouts which avoid overheating and excessive heat generation arising from future climate change. The design, materials, construction and operation of all major development proposals should therefore seek to minimise overheating and meet the development’s cooling needs through application of the Mayor’s ‘cooling hierarchy’.
5.91 The Councils Sustainability Officer has advised that the Design and Access Statement confirms that a BREEAM rating of ‘Excellent’ is targeted in the pre-Assessment Report with an assumed score of 80.66% (10.66% in excess of what is required), the submitted BREEAM Tracker document dated April 2019 indicates that current performance for a number of key issues falls short of the minimum thresholds required for BREEAM ‘Excellent’.
5.92 Conditions for a BREEAM New Construction 2018 Interim (Design Stage) certificate and a BREEAM New Construction 2018 Final (Post Construction) certificate are required to ensure that the proposed development achieves BREEAM ‘Excellent’.
Page 33 Agenda Item 6
5.93 The Energy Assessment Report follows the Mayor’s energy hierarchy (be lean, be clean, be green) and the approach set out in the Greater London Authority (GLA) updated Energy Assessment Guidance 2018 to demonstrate an overall 35% reduction in CO2 emissions compared to Part L 2013 (based on SAP12) or 163 tonnes per annum. In addition, updated (SAP 10) carbon emission factors have also been used as recommended in GLA guidance and this demonstrates a 41% reduction in CO2 emissions.
5.94 Under step 1 of the hierarchy, proposed energy efficiency measures include passive design; optimised natural lighting; maximised thermal performance of building fabric; air permeability beyond Part L; space heating/hot water to be supplied from the existing site wide heating system; and high efficiency lighting within intelligent controls and dimming. Savings from demand reduction measures alone are calculated at 105 tonnes per annum or 22% compared to Part L 2013.
5.95 Under step 2, the development will use heat generated from the existing site-wide heating system serving the Royal Marsden hospital which is currently wasted. Plate heat exchangers will be used to transfer this heat from the existing site-wide heating system to a low temperature hot water (LTHW) heating system serving the proposed building. Savings from connecting the development to the existing heat network are estimated at 41 tonnes per annum or 9% compared to Part L 2013.
5.96 Under step 3, a roof-mounted solar PV array is proposed with calculated CO2 savings of 17 tonnes per annum or 4% compared to Part L 2013.
5.97 As-designed BRUKL outputs have been supplied to demonstrate the above performance standards. While the proposed energy strategy complies with Local Plan Policy 31 and London Plan Policy 5.2, conditions securing that the development being constructed in accordance with the Energy Assessment REport, further details of the proposed solar PV array including product specifications, the number of solar PV panels, system sizing, proposed layout and estimated output and a ‘as-built’ BRUKL outputs are required to ensure that the proposed energy strategy is implemented.
5.98 A natural ventilation solution is considered not appropriate for this development and mechanical ventilation and air conditioning units are proposed. However, excessive solar gains will be controlled and heat demands limited through a range of cooling measures based on the Mayor’s cooling hierarchy aimed at minimize internal heat generation through energy efficient design; reducing the amount of heat entering the building in the summer; using thermal mass and high ceilings to manage heat within the building; and mechanical ventilation.
5.99 The results show that the proposed building slightly exceeds the notional cooling demand in the Building Regulations by 5%. This is in line with Section 12.4 of the Mayor’s Energy Assessment guidance on Active Cooling and as such no conditions are required.
5.100 Subject to the recommended conditions referred to above, it is considered that the proposal is acceptable in terms of sustainable design and energy efficiency. Agenda Item 6 Page 34
F. Flood Risk
5.101 Paragraph 163 of the NPPF seeks that when determining any planning application, local planning authorities should ensure that flood risk is not increased elsewhere. Where appropriate, applications should be supported by a site specific flood risk assessment.
5.102 Policy 5.12 of the London Plan states that development proposals must comply with the flood risk assessment and management requirements set out in the NPPF and the associated technical guidance on flood risk over the lifetime of the development.
5.103 Policy 5.13 of the London Plan states that new development should utilise sustainable urban drainage systems (SuDs) unless there are practical reasons for not doing so, and should aim to achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible.
5.104 Policy 32 of Sutton’s Local Plan 2018 sets out that proposed developments should avoid or minimise all sources of flood risk to people and property, taking account of climate change, without increasing flood risk elsewhere by preparing site-specific flood risk assessments (FRAs) in support of all proposals in Flood Zones 2 or 3, all major proposals in Flood Zone 1 over 1ha and any proposal in a critical drainage area. FRAs should assess all sources of flood risk to and from the development and show how these risks will be managed, taking climate change into account, in line with minimum requirements set out in national planning policy.
5.105 In addition, proposed developments should incorporate effective measures as part of the design and layout of the development in order to manage surface water run-off as close to its source as possible and achieve the minimum SuDs performance standards through the application of the Mayor's drainage hierarchy.
5.106 A Flood Risk Assessment (FRA) was submitted in support of the application. The report confirms that the site is located within Flood Zone 1. The FRA states that the site is at low risk of fluvial or surface water flooding.
5.107 Surface water management is proposed in the form of green roofs, permeable paving, a vortex separator and an infiltration tank. Flooding from other sources including groundwater, sewer and artificial water is considered to be a low risk.
5.108 A Surface Water Management Plan was submitted, including the London Borough of Sutton’s Drainage Assessment Form and relevant surface water run-off calculations, which demonstrate that the Council’s minimum SuDS performance standards will be met. Page 35 Agenda Item 6
5.109 The Councils Lead Local Flood Risk Officer has reviewed the submitted information and considered that the details are acceptable subject to a condition for a final detailed drainage design including drawings to be submitted and approved in writing.
G. Trees and Landscaping
5.110 Policy 7.19 of the London Plan Policy states that development proposals should wherever possible, make a positive contribution to the protection, enhancement, creation and management of biodiversity.
5.111 Policy 7.21 of the London Plan states that existing trees of value should be retained and any loss from development should be replaced on the principle of ‘right place, right tree’. Wherever appropriate, the planting of additional trees should be included in new developments, particularly large-canopied species.
5.112 Policy 28 of Sutton’s Local Plan 2018 states that new development, where appropriate, should make suitable provision for new planting, trees, and boundary treatments and incorporate well-designed soft and hard landscaping as an intrinsic feature of any proposal. It further sets out that where trees are present on site, a landscaping scheme should be submitted with the application which makes provision for the retention of existing trees, especially those which are significant within the local landscape.
5.113 There are a total of 43 trees on the Oaks Cancer Centre site (OCC), ranging from mature, large canopy species such as Beech and Sycamore, trees typically utilised for functional screening such as, Lombardy Poplar and Cypress and smaller ornamentals such as Cherry, Birch and Magnolia. None of the trees are covered by a Tree Preservation Order (TPO).
5.114 The amenity value and landscape contribution of the trees is mixed, the most notable trees are T17 a Beech, G10 a Sycamore group and T12 a Sycamore. There are no Category A (high quality) trees within the application site, but these notable trees fall within Category B (moderate quality) and contribute to the character of the site and immediate area. This is primarily due to their visual prominence and maturity. The remaining trees, which although contribute to visual amenity in the context of the current surroundings, are mostly categorised as Category C (low quality) or Category U (unsuitable for retention).
5.115 The applicant has submitted an Arboricultural Impact Assessment to set out the impacts of the scheme and to provide detailed tree protection measures. A further Mitigation Report (Ref SHA 628 Rev A 01/10/9) has been submitted to support the rationale for the revised proposals, which now includes the removal of T17.
Agenda Item 6 Page 36
5.116 In total, the scheme results in the loss of 31 trees (plus 3 Category U). This includes the removal of 9 Category B trees, of which T17 - Beech is considered to be the most valuable. The overall impact is not insignificant, given the collective value of the trees and their contribution to the setting, which will alter the character of the existing site in the short to medium term.
5.117 Prior to the revised proposals requiring the loss of T17, the Councils Principal Tree Officer did not have any significant objections to the loss of the other trees, agreeing that sufficient mitigation could be achieved through replacement planting. This was an on balance view based on the wider public benefit associated with the development and an understanding that the retention of the Category B trees G10 and T12 would significantly constrain the feasibility of the scheme.
5.118 The applicant has provided justification for the additional loss of T17, which is based on the costs associated with protecting the tree and its roots during the construction of the elevated access road to the OCC. Proposals to carefully install a pile foundation between major tree roots and construct an elevated root bridge over the root protection area (RPA) has been costed at £350,000.
5.119 Based on the intensity of demolition and additional construction works within the RPA of T17 and considering the sensitivity of the species and its age, the applicants arboriculturalist has also highlights a risk that the tree may not survive development in the long term. The Councils Principal Tree Officer has inspected T17 on a number of occasions and noting its physiological condition and maturity, shares the view that the Beech tree would be particularly sensitive to any construction works within its rooting area. As a consequence, there is no certainty that the tree would recover fully from the proposed works and creates a risk that the tree would decline prematurely.
5.120 In terms of policy guidance, Policy 28 (i) states that development should respond to natural features and retain trees where possible. London Plan Policy 7.21 states that existing trees of value should be retained, for which value should be derived using a combination of amenity assessment (BS5837) and a recognised tree valuation method ‘Capital Asset Value for Amenity Trees’ (CAVAT).
5.121 In terms of policy compliance, the scheme fails to retain a number of valuable trees. The Councils Principal Tree Officer considers that the loss of G10 and T12 are required due to the footprint of the proposed building. The loss of T17 however, is based on a financial impact to the applicant, for which they have proposed additional replacement planting.
5.122 In regards to policy recommendations, the applicant has quantified the current benefits provided by the trees and have submitted a CAVAT valuation (para 5.13 Arboricultural Update and Mitigation Report Oct 19). The Councils Principal Tree Officer has reviewed the CAVAT calculations and agree with the findings; the Page 37 Agenda Item 6
total value of trees within the site is £538,657 and the value of the trees removed is £306,466.
5.123 An outline landscape plan has been submitted, which sets out the general proposed arrangement for new trees, however, it contains no specific details. The applicant proposes to plant 33 new trees directly around the proposed OCC building, a further 14 trees within the car parking area to the southeast and one tree outside the main entrance of the East Wing.
5.124 The total CAVAT value of 48 new trees at the time of planting would be £21,312 and would surpass the value of the trees lost (£306,466) in eleven years and onwards.
5.125 In terms of the quality of the future landscape, the amenity area to the front of the site has the potential to support large canopy species, smaller ornamentals and understory structural planting. This would, in time provide direct replacements for T17 and the other mature trees and the Councils Principal Tree Officer considers that a high quality, treed landscape can be created. With careful species selection, the site as a whole has the potential to support associated benefits such as biodiversity, air quality improvements and climate change mitigation and resilience.
5.126 The Councils Principal Tree Officer considers that the main concern with the removal of T17 would be the impact on the character of the site. The individual amenity contribution of the Beech tree is confined within the Royal Marsden site. The Council’s Principal Tree Officer has confirmed that whilst T17 makes a positive contribution to the Royal Marsden site through its structure, interest and maturity to the surrounding landscape. Whilst the loss of T17 would affect the existing landscape character and its loss is considered to be a material impact, it is considered that the wider public benefit of the proposal would outweigh the loss of the tree.
5.127 The applicant has agreed to provide mitigation to this loss by way of a Section 106 contribution for additional tree planting across the wider hospital site. As such, the Council’s Principal Tree Officer has confirmed that there is no objection to mitigation for the loss of the trees and recommends a condition to be attached for details to be submitted prior to the occupation of the development to provide full details of hard and soft landscaping in writing and to be approved by the Local Planning Authority.
H. Biodiversity
5.128 Policy 7.19 of the London Plan which sets out the new developments should, wherever possible, make a positive contribution to the protection, enhancement, creation and management of biodiversity.
Agenda Item 6 Page 38
5.129 Policy 26 ‘Biodiversity’ states that “The council will protect and enhance Sites of Importance for Nature Conservation, Green Corridors and biodiversity. It will ensure the restoration of Beddington Farmlands is completed to the agreed quality and implement its Biodiversity Action Plan and agri-environment schemes. Major new development should result in no net loss in biodiversity value, as assessed against the DEFRA biodiversity offsetting metric, the Environment Bank Biodiversity Impact Calculator or any metric which the council subsequently adopts formally. New development should incorporate opportunities to enhance biodiversity, wherever possible.”
5.130 In addition, Policy 26 states that the council will not grant planning permission within or adjacent to a SINC where there would be a damaging impact on the nature conservation value or integrity of the site, unless:
(i) the need for and the benefits of the development clearly outweigh the harm. (ii) where there are no reasonable alternative sites that would result in less harm. (iii) where development can demonstrate no net loss for biodiversity and, where possible, net gains for biodiversity by providing mitigation and/ or compensation measures.
Biodiversity Accounting
5.131 The Councils Senior Biodiversity Officer has assessed the application and considers that in regards the baseline value, Ecology & Land Management calculated the amenity grassland as 0.258 units and the introduced shrub as 0.21 units, giving a total baseline value of 0.468 units. No buildings and hardstanding calculations were made but have been added to Sutton’s calculator and calculated as occupying 0.55861ha.
5.132 However, introduced shrub is valued as low distinctiveness within LBS’ calculator and not medium low, as utilised. Therefore, the value of this habitat, as per Sutton’s calculations, is 0.14 units, giving a site total of 0.398 (rounded to 0.4) units.
5.133 In regards post-development calculations, proposed habitats are for introduced shrub (0.129ha) and biodiverse roof (0.04525ha). Again, no buildings or hardstanding area information was provided but have been calculated to be 0.58335ha, a slight increase on the baseline.
5.134 The Councils Senior Biodiversity Officer considers that the value of the biodiverse roof is not ‘high’ (6), but ‘medium’ (4). If in good condition which includes a mixture of seed and plugs being planted, micro-topography and additional features, such as deadwood piles, then Sutton’s default for this habitat Page 39 Agenda Item 6
type would be 10 years, and not the 5 as claimed. This would reduce the value of this habitat from the claimed 0.68418 to 0.38786 (rounded to 0.39).
5.135 The Councils Senior Biodiversity Officer has made their own calculations in regards to the post-development creation and consider it would provide a score of 0.622, rounded to 0.62. This suggests a Net Gain of +0.224 (rounded to +0.22) units could possibly be created.
5.136 The officer considers that the proposal demonstrates that a Net Gain is achievable on site and a condition is recommended to secure the net gain.
5.137 The application proposes the demolition of the southern half of Orchard House, which is an existing building on/ adjacent to the proposed new building. Orchard House currently provides old facilities for clinical administration. It was originally built in two phases and the second phase will be demolished first, allowing for the original first phase to still be retained and used as a standalone building.
5.138 Sycamore House is one of the existing Victorian H-block buildings within the Royal Marsden campus. It is currently occupied by clinical administration and researchers. The applicant advises that Sycamore House is no longer ‘fit for purpose’ and is proposed to be demolished entirely and the activity that has previously taken place in the building will be relocated into the proposed new building.
5.139 The application also proposes the removal of trees and vegetation which has been addressed above in paragraphs 5.122 to 5.140.
5.140 The applicant has submitted an arboricultural Impact Assessment Report, an Arboricultural Update and Mitigation Report (Rev A), Biodiversity Accounting Report and Preliminary Ecological Appraisal in support of the application.
5.141 The Councils Senior Biodiversity Officer has advised that the submitted information within the Preliminary Ecological Appraisal states that the site was surveyed in December 2017 and October 2019 and an additional inspection was carried out in January 2018. The aim of the inspections was to identify the main habitats within the area including general species composition and structure of the vegetation as well as areas of potential ecological interest.
5.142 Trees are considered to be important as they provide a refuge for birds, small mammals and invertebrates. There is also the potential for bats to roost in crevices within the trees but also within the existing buildings on site.
5.143 The Councils Senior Biodiversity Officer raises no objection to the application subject to conditions for a scheme for biodiversity enhancements as a Biodiversity Enhancement and Management Plan (BEMP), a scheme for integrated nesting features on buildings, 2 months prior to the felling of the trees identified in the Arboricultural Impact Assessment for removal, full details of a Agenda Item 6 Page 40
Climb and Inspect Survey for bats, which will also include planned timings for works and Prior to the demolition of Sycamore House hereby permitted (scheduled for 2023) a full suite of bat surveys (including external, internal and emergence / re-entry, as necessary) shall be undertaken in 2022 to provide updated Roost Suitability and Roost Characterisation information on the building.
I. Crime Prevention
5.144 London Plan policy 7.3, Policy 28 ‘Character and Design’ (G) of the Local Plan require developments to have regard to design measures that deter crime and reduce the fear of crime.
5.145 The proposed development is considered to be acceptable in terms of crime prevention. The Metropolitan Police Crime Prevention Officer considers that the crime pattern of the site is low in comparison to the amount of visitors to the site, on a daily and annual basis. Crime is not assessed as a significant problem at this time. However, additional security features should be considered and the applicant is advised to contact the Metropolitan Police Crime Prevention Officer to discuss the best practice design guidance.
5.146 A condition has been recommended for a full and detailed application to be submitted to the secure by design award scheme prior to the commencement of the application.
J. Air Quality/ Contaminated Land/ Noise Impact and Lighting
5.147 Policy 3.2 D of the London Plan 2016 ‘Improving health and addressing health inequalities’ states ‘New developments should be designed, constructed and managed in ways that improve health and promote healthy lifestyles to help to reduce health inequalities’. Policy 5.3 ‘Sustainable design and construction’ of the London Plan states that ‘the highest standards of sustainable design and construction should be achieved in London to improve the environmental performance of new developments. This includes minimising noise pollution’.
5.148 Policy 5.3 ‘Sustainable design and construction’ of the London Plan states that ‘the highest standards of sustainable design and construction should be achieved in London to improve the environmental performance of new developments. This includes minimising noise pollution’.
Air Quality
5.149 Policy 7.14 B, ‘Improving air quality’ of the London Plan (2016) states that development proposals should:
● Minimise increased exposure to existing poor air quality and make provision to address local problems of air quality, Page 41 Agenda Item 6
● Promote sustainable design and construction to reduce emissions, ● Be at least ‘air quality neutral’ and not lead to further deterioration of existing poor air quality (such as areas designated as Air Quality Management Areas(AQMAs), ● Ensure that where provision needs to be made to reduce emissions, this is usually made on-site and ● Where biomass boilers are included, permission should only be granted if no adverse air quality impacts from the biomass boiler are identified.
5.150 The site lies within a Borough-wide Air Quality Management Area (AQMA). Air Quality Impact Assessment has been submitted with the application as required by London Plan policy 7.14 and Policy 34 ‘Environmental Protection’, to consider baseline and predicted air quality conditions.
5.151 The impacts during the construction, such as dust generation and plant vehicle emissions, are predicted relatively low including that of operational impact. Details of mitigation measures for the construction phase have been included into the Air Quality Assessment with detailed dust management plan. With the proposed mitigation measures as specified within Appendix A it is considered that no further concerns from an Air Quality perspective will be necessary.
5.152 It is noted that the proposed scheme passes the test for transport and building emission. There is an existing combined heating and Power on site and it has been stated in assessment that the proposed scheme will be connected to existing system.
5.153 The Councils Environmental Health Officer raises no objection to the proposal in terms of air quality subject to conditions for a construction management plan regarding demolition works, noise, vibrations and other environmental impacts and a piling method statement.
Contaminated Land
5.154 Policy 34 (G, H, I) ‘Noise and Vibration’ of the Sutton Local Plan states that development proposals located on or near potentially contaminated sites should be supported by a preliminary risk assessment, consisting of a desk top study, site walkover report and a conceptual site model, taking account of existing site conditions, available environmental information, previous uses, the groundwater regime, pollution pathway and potential receptors.
5.155 Where necessary, a detailed investigation should be undertaken prior to construction to assess the nature and extent of contamination and potential risks to human health, adjacent land uses or the local environment having regard to the Environment Agency’s ‘Managing and reducing land contamination guiding principles’ (2016) or any successor documents.
5.156 Where unacceptable risks are identified, a proposed remediation scheme, with arrangements for implementation, validation, monitoring and maintenance, should be submitted to the Council. The Council may use conditions or planning Agenda Item 6 Page 42
obligations to ensure that such sites are remediated to the required standard by determining the scope of the site investigations and remediation schemes.
5.157 The applicant submitted a statement by Campbell Reith Hill LLP. This has been assessed by Environmental Health raising no objection subject to conditions for an additional risk assessment, detailed remediation strategy and verification plan to be submitted prior to commencement of works.
Noise Impact
5.158 Policy 7.15 ‘Reducing and managing noise, improving and enhancing the acoustic environment and promoting appropriate soundscapes’ of the London Plan states that ‘Development proposals should seek to manage noise by mitigating and minimising the existing and potential adverse impacts of noise on, from within, as a result of, or in the vicinity of new development without placing unreasonable restrictions on development or adding unduly to the costs and administrative burdens of business’.
5.159 Policy 34 (K) ‘Noise and Vibration’ of the Sutton Local Plan states that noise-sensitive developments should be separated from major noise-generating activities wherever practicable. All planning applications for noise-sensitive developments located near to an existing noise-generating activity should be accompanied by a Noise Assessment, which should determine whether the overall effect of noise exposure (including construction impacts) would be above or below the ‘significant observed adverse effect’ and ‘lowest observed adverse effect’ levels defined in DEFRA’s ‘Noise Policy Statement for England 2010’.
5.160 An Environmental Noise Impact Assessment was submitted with the application. The Councils Environmental Health Officer has assessed the report and finds the details acceptable in terms of proposed noise targets of the development and raises no objections. A condition has been included for hours of construction.
Light Pollution
5.161 Policy 34 (I and M) ‘Light Pollution’ states that all development proposals should incorporate measures to minimise the intrusiveness of artificial lighting and thus the potential adverse impacts on residential amenity, the character and appearance of the historic environment, public safety, protected wildlife and quality of life. Applicants are encouraged to use low energy lighting systems in order to conserve energy and preserve the darkness of the night-time sky, particularly near public open spaces, woodlands and land protected for nature conservation.
5.162 Lighting schemes submitted in support of major development proposals should have regard to the Institution of Lighting Engineer Guidance notes for the Reduction of Obtrusive Light (2005), and the Mayor’s Sustainable Design and Construction SPG. Details of proposed measures should be provided through submission of a scheme prior to the start of construction on site. Where necessary, the Council may set conditions to control levels of luminance, glare, spillage, angle, lighting type and hours of operation.
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5.163 The Councils Environmental Health Officer has advised that prior to operation of the proposed building, an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall take into account all of the lighting needs associated with the development during operational hours and shall be the minimum required to perform the relevant lighting task. It shall be specifically designed to minimise the risk of light spillage beyond the development site boundary and into the sky and to avoid dazzle to drivers on nearby roads. The scheme shall include:
a. A statement setting out and justifying why the lighting scheme is required.
b. A report, prepared by a lighting engineer, setting out the technical details of the luminaires and columns to be used, including their location, type, shape, dimensions and expected luminance output and specifically explaining what design attributes have been chosen to minimise light pollution.
c. A plan illustrating horizontal and vertical illuminance levels across the development site and at the boundary of the site. The level of illuminance should be appropriate to the character of the surrounding area as a whole.
d. A plan illustrating horizontal and vertical illuminance levels beyond the boundary of the site, together with the downward light output ratio of the lights.
e. A statement which demonstrates how the lighting scheme will be viewed against the wider landscape and, where appropriate, the potential role of landscaping in minimizing the day and night-time visual impact of the installation.
f. An operational statement, the purpose of which is to ensure that the developer and the lighting designer have considered operational regimes that provide energy savings.
g. Details of the proposed hours of operation.
5.164 In summary the proposed application would acceptable in terms of air quality, contaminated land, noise impact and light pollution. As such the proposed development would comply with both the Adopted Sutton Local Plan and the London Plan.
Agenda Item 6 Page 44
K. Planning Contributions:
5.165 The proposal would result in a legal obligation by the developer to commit to financial and non-financial commitments through a Section 106 Agreement to include (but may not be limited to) the following: Sustainable Transport and Highways, Travel Plan, Local Employment and Training.
5.166 The London Borough of Sutton introduced its Community Infrastructure Levy (CIL) charging schedule in April 2014. Any new build, that is a new building or an extension, is only liable for the levy if it has 100 square metres, or more, of gross internal floor space or creates an additional residential unit.
5.167 All Local Authorities are required to index the CIL charges to take account of price increases between the time when charging schedules setting out an authority's rate come into force, and the time at which planning permission is granted. In this instance the London Borough of Sutton’s CIL has been indexed from its adoption in April 2014 and the Mayoral CIL indexed from its adoption in April 2012.
5.168 The proposal would not be liable for CIL.
L. Conclusions and Recommendations:
5.169 The proposed redevelopment of this part of the London Cancer Hub would meet the aspirations of the Site Allocation LCH1 in land use terms;
5.170 The proposed use is consistent with the established use of the surrounding area, which comprises hospital related uses;
5.171 The Oak Cancer Centre (OCC) would increase the Royal Marsden Hospital’s capacity for research and will deliver a new and improved model of care, which would facilitate new outpatients, medical day-care, dry laboratories and collaboration space for clinical researchers which would bring faster development of new treatments;
5.172 The development represents high quality design that will be integrated into its surroundings and will be compliant with the expectations of scale, height and massing as set out in Site Allocation LCH1: London Cancer Hub within the Local Plan;
5.173 It would provide a high quality landscape scheme, which will be in keeping with the surroundings, ensuring the long term preservation of the biodiversity of the site and providing ecological enhancement;
5.174 The proposed development would not result in loss of amenity to adjoining residential occupiers by reason of loss of daylight, sunlight, sense of enclosure, loss of privacy and noise; Page 45 Agenda Item 6
5.175 The proposal provides a reasonable amount of parking to serve this development in the context of the relatively poor public transport accessibility of the site, and will not prejudice the delivery of future phases of the London Cancer Hub by securing displacement parking in locations where future planning will ensure that this provision can be re-provided as necessary. The proposed development would not adversely impact on the existing highway network surrounding the site;
5.176 The application would not give rise to environmental concerns in respect of flooding , biodiversity interests and and trees; as sufficient mitigation is proposed to address any losses of established landscaping features, to be secure by legal agreement.
Recommendation:
5.177 The proposal is considered to be in accordance with the National Planning Policy Framework, the London Plan 2016 and the Sutton Local Plan 2018. For the reasons outlined in the report, it is recommended that planning permission be granted, subject to conditions and the completion of a Section 106 Legal Agreement.
Agenda Item 6 Page 46
G Ms Mary-Jane O'Neill DM2098/00998 Lambert Smith Hampton UK House 180 Oxford Street London W1D 1NN
DRAFT
WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.
FIRST SCHEDULE
The Royal Marsden Hospital, Downs Road, Sutton, SM2 5PT
Erection of a six storey detached building for health purposes with clinical care, research, administration, staff restaurant and ancillary uses involving the demolition of Sycamore House and part demolition of Orchard House and cycle with car parking spaces and associated hard and soft landscaping.
SECOND SCHEDULE Page 47 Agenda Item 6
(1) The development hereby permitted shall be carried out in accordance with the following approved plans:
Design and Access Statement May 2019, Planning Statement, Flood Risk Assessment May 2019 Rev F2, Surface Water Management Plan May 2019, Arboricultural Impact Assessment Report SHA 628 Rev C, Air Quality Assessment May 2019, Sustainability Statement May 2019, Land Quality Statement April 2019, Statement of Community Involvement, GLA Energy Assessment Report May 2019, Travel Plan, Parking Management Plan (Issue 2 October 2019), Construction Logistic Plan (Issue 1 May 2019), Transport Assessment (Issue 2 October 2019), Summary of Alternative Design Options September 2019, CampbellReith Response to Lead Local Flood Authority comments, Biodiversity Accounting October 2019, Arboricultural Update and Mitigation Report SHA 628 October 2019, Preliminary Ecological Appraisal Revised October 2019, Planting Strategy Addendum to Planning Application P300066 RP (03) 001 R00, Construction Logistic Plan Addendum received October 2019, Bat Survey Summary Report October 2019 and Herpetofauna Risk Assessment March 2019.
Existing Elevations East and West OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_30_0001 REV PL1, Proposed Sections OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_80-0001 REV PL1, Area Plans Area Drawings OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_60-0001 REV P13, Gross External Area Plan OCC01-BDP-OCC-ZZ-DR-A-Zz_70_60-0005 REV P02, Proposed Elevations North and South OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_30-0004 REV PL1, Existing Site Plan OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_60-0001 REV PL1, Level 05 Plan OCC01-BDP-OCC-5-DR-A-ZZ_70_60-0010 REV PL1, Level 04 Plan OCC01-BDP-OCC-4-DR-A-ZZ_70_60-0010 REV PL1, Level 03 Plan OCC01-BDP-OCC-3-DR-A-ZZ_70_60-0010 REV PL1, Level 02 Plan OCC01-BDP-OCC-2-DR-A-ZZ_70_60-0010 REV PL1, Level 01 Plan OCC01-BDP-OCC-1-DR-A-ZZ_70_ REV PL1, Proposed Site Plan at Level G OCC01-BDP-OCC-G-DR-A-ZZ_70_60-0002 REV PL1, Lower Ground Floor Plan OCC01-BDP-OCC-LG-DR-A-ZZ_70_60-0010 REV PL1, Ground Floor Plan OCC01-BDP-OCC-G-DR-A-ZZ_70_60-0010 REV PL1, Proposed Elevations East and West OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_30-0003 REV PL1, Site Location Plan Existing OCC01-BDP-SUTT-XX-DR-A-ZZ_70_60-0001 REV PL3, Site Plan Proposed OCC01-BDP-SUTT-XX-DR-A-ZZ_70_60-0003 REV PL3, Site Plan Existing OCC01-BDP-SUTT-XX-DR-A-ZZ_70_60-0002 REV PL3, Existing Elevations North and South OCC01-BDP-OCC-ZZ-DR-A-ZZ_70_30_0002 REV PL1, Existing Site Cycle Parking Arrangement 1801014-SK110 REV A, Existing Site Cycle Parking Arrangement 1801014-SK111 REV A, Proposed OCC Parking Arrangement New Spaces 1801014-SK108 REV B, Proposed OCC Parking Arrangement New Spaces 1801014-SK109 REV B, Orchard House Demolition Plans 1 of 3 DEMO 01, Sycamore House (D Block) Demolition Plan 2 of 3 DEMO 02, Garages and Sheds Demolition Plans 3 of 3 DEMO 03, Landscape Proposed Levels Plan OCC01_BDP_OCC_G_DR_L_Zz_70_60_0002 REV PO1, Landscape General Arrangement PlanOCC01_BDP_OCC_G_DR_L_Zz_70_60_0001 REV P02, Landscape Agenda Item 6 Page 48
Colour Masterplan OCC01_BDP_OCC_G_DR_L_ZZ_70_60_003 REV P00 and Proposed OCC Parking Arrangement 1801014-SK105 REV 5.
Reason: For the avoidance of doubt and in the interests of proper planning.
(2) The development must be begun not later than the expiration of three years beginning with the date hereof.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended.
(3) Prior to the commencement of development (excluding demolition) the type and treatment of the materials, including samples, to be used on the exterior of the building(s) shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall be used in the construction of the development hereby approved, completed prior to its occupation/use and retained thereafter.
Reason: To safeguard the visual amenities of the area and to ensure compliance with Policy 28 of the Sutton Local Plan 2018. This condition is required to be pre-commencement to ensure that materials are considered at a early stage of the construction process and it is important that details are agreed at this stage as this could potentially impact on construction methods.
(4) Prior to commencement of works (excluding site investigations and demolition), the applicant must submit a final detailed drainage design including drawings to the Lead Local Flood Authority for review and approval. The applicant must submit information to justify the non-inclusion of rain gardens as part of the drainage network. Detailed calculations including the entire site area factoring in the permeable areas with relevant infiltration rates must be provided to demonstrate the drainage network is fit for purpose. 3 Provide evidence of calculations for the greenfield runoff volume of 88.387m t o demonstrate that the proposed volume of the tank is sufficient. Where the applicant has made material changes to the approved drainage strategy defined in Surface Water Management Plan Revision F2 by Campbell Reith dated May 2019, revised calculations, updated Drainage Pro Forma and maintenance plan that demonstrate compliance with the original drainage strategy must be submitted to support the detailed design.
Reason: To prevent the risk of flooding to and from the site in accordance with relevant policy requirements including but not limited to Sutton Local Plan Policy 32, London Plan Policy 5.13, its associated Sustainable Design and Construction SPG and the Non-Statutory Technical Standards for Sustainable Drainage Systems.
(5) Prior to the occupation of the development, full details of hard and soft landscaping shall be submitted to and approved in writing by the Local Planning Authority. All hard and soft landscaping and tree planting shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant recommendations of appropriate British Standards (in particular, BS 3882: Specifications for Topsoil, Page 49 Agenda Item 6
Recommendations (2015) and BS 8545: Trees from Nursery to Independence in the Landscape, Recommendations (2014) or other recognised codes of good practice). The works shall be carried out prior to the occupation of any part or relevant phase of the development or in accordance with the timetable agreed with the Local Planning Authority. Any tree(s) or plants that (within a period of five years after planting) are removed, die, or (in the opinion of the Local Planning Authority) are damaged or defective shall be replaced as soon as is reasonably practicable with others of a similar size/species/number as originally approved, unless the Local Planning Authority gives its consent to any variation.
Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs in accordance with Policy 28 of the Sutton Local Plan 2018.
(6) Before any piling takes place a piling method statement shall be submitted to and approved in writing by the Local Planning Authority. Any piling must be undertaken in accordance with the terms of the approved piling method.
Reason: To safeguard the amenity of the neighbours by minimising impacts of the development that would otherwise give rise to nuisance and to comply with Policy 29 of the Sutton Local Plan 2018.
(7) No development shall commence, including demolition and site clearance works, until a Construction Management Plan (CMP), to include details of: (a) provision of boundary hoarding; (b) hours of operation; (c) means to control dust and emissions to air; (d) means to control noise and vibration; (e) any temporary variation to the servicing access arrangements as may be required to facilitate construction, including the full or partial closure of any internal access road, and the measures to be implemented to ensure that there is no consequential adverse impact on the public highway has been submitted to, and approved in writing by the Local Planning Authority. The CMP should be in accordance with the GLA's Supplementary Planning Guidance 'Control of Dust and Emissions during Demolition and Construction'. The development shall be constructed in accordance with the approved statement.
Reason: To ensure that the proposed development does not have a significant adverse impact on the amenities of nearby residential properties, to minimise the impacts on local air quality and to comply with Policies 29 and 34 of the Sutton Local Plan 2018. This condition is required to be pre-commencement as the Construction Management Plan needs to be in place before any works take place and to mitigate against the impacts of the demolition / construction process.
(8) Prior to commencement of development works and remedial works, an additional risk assessment, detailed remedial strategy and verification plan shall be submitted to and agreed in writing by the Local Planning Authority. On completion of the agreed remedial works, a closure report and certificate of compliance endorsed by the interested Agenda Item 6 Page 50
party/parties, shall be submitted to and agreed in writing by the Local Planning Authority, prior to the occupation of the site by end users.
Reason: To prevent harm to human health and pollution of the environment and to comply with Policy 34 of the Sutton Local Plan 2018.
(9) If during implementation of this development, contamination is encountered which has not previously been identified, the additional contamination shall be fully assessed and a specific contaminated land assessment and associated remedial strategy shall be submitted to and agreed in writing by the Local Planning Authority before the additional remediation works are carried out. The agreed strategy shall be implemented in full prior to completion of the development hereby approved.
Reason: To prevent harm to human health and pollution of the environment and to comply with Policy 34 of the Sutton Local Plan 2018.
(10) The site and building works required to implement the development shall be only carried out between the hours of 08.00 and 18.00 Mondays to Fridays and between 08.00 and 13.00 on Saturdays and not at all on Bank Holidays and Sundays.
Reason: To protect the amenity of neighbouring occupiers and to comply with Policy 29 of the Sutton Local Plan 2018.
(11) Prior to occupation of the permitted development comes into use an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall take into account all of the lighting needs associated with the development during operational hours and shall be the minimum required to perform the relevant lighting task. It shall be specifically designed to minimise the risk of light spillage beyond the development site boundary and into the sky and to avoid dazzle to drivers on nearby roads. The scheme shall include:
a. A statement setting out and justifying why the lighting scheme is required
b. A report, prepared by a lighting engineer, setting out the technical details of the luminaires and columns to be used, including their location, type, shape, dimensions and expected luminance output and specifically explaining what design attributes have been chosen to minimise light pollution
c. A plan illustrating horizontal and vertical illuminance levels across the development site and at the boundary of the site. The level of illuminance should be appropriate to the character of the surrounding area as a whole
d. A plan illustrating horizontal and vertical illuminance levels beyond the boundary of the site, together with the downward light output ratio of the lights Page 51 Agenda Item 6
e. A statement which demonstrates how the lighting scheme will be viewed against the wider landscape and, where appropriate, the potential role of landscaping in minimizing the day and night-time visual impact of the installation f. An operational statement, the purpose of which is to ensure that the developer and the lighting designer have considered operational regimes that provide energy savings g. Details of the proposed hours of operation.
Reason: To comply with Policy 34 of the Sutton Local Plan 2018.
(12) Prior to the commencement of development, a BREEAM New Construction 2018 Interim (Design Stage) Certificate, issued by the Building Research Establishment (BRE) or equivalent authorizing body, must be submitted to the Local Planning Authority and approved in writing to show that a 'Excellent' rating will be achieved. The development shall be carried out in accordance with the approved details and thereafter retained.
Reason: To comply with Policy 31 of the Sutton Local Plan 2018. This condition is required to be pre-commencement to ensure that these details are considered at a early stage of the process and the required details are an integral part of the construction.
(13) Prior to first occupation of the development, a BREEAM New Construction 2018 Final (Post-Construction) Certificate, issued by the BRE or equivalent authorizing body, must be submitted to the Local Planning Authority and approved in writing to demonstrate that an 'Excellent' rating has been achieved. The development shall be carried out in accordance with the approved details and thereafter retained.
Reason: To comply with Policy 31 of the Sutton Local Plan 2018.
(14) The development hereby approved shall be constructed in accordance with the details stipulated within the 'GLA Energy Assessment Report prepared by Desco consultants and dated May 2019 (Revision 03) in order to achieve at least a 35% reduction in on-site CO2 emissions below the target emission rate (TER) based on Part L2A of the 2013 Building Regulations. If the development is unable to meet the required reduction in CO2 emissions through the approved energy strategy, then any shortfall shall be made up through the application of further sustainability measures unless otherwise approved by the Local Planning Authority in writing
Reason: To comply with London Plan Policy 5.2 and Policy 31 of Sutton Local Plan.
(15) Prior to the commencement of the development, further details of the proposed solar PV array shall be submitted to the Local Planning Authority and approved in writing. This must include product specifications, the number and area of solar PV panels, system sizing, proposed layout/orientation, and estimated output. Agenda Item 6 Page 52
Reason: To comply with Policy 33 of the Sutton Local Plan 2018 and Policy 5 of the London Plan 2016.
(16) Prior to occupation of the development, ‘as-built’ BRUKL outputs prepared under the Simplified Building Energy Model (SBEM) must be submitted to the Local Planning Authority and approved in writing to demonstrate that the development has been carried out in accordance with the approved details. If the development is unable to meet the required reduction in CO2 emissions through the approved energy strategy, then any shortfall should be made up through the application of further sustainability measures unless otherwise approved by the Local Planning Authority in writing.
Reason: To comply with Policy 5.2 of the London Plan 2016 and Policy 31 of the Sutton Local Plan 2018.
(17) Prior to the commencement of the development hereby approved a full and detailed application for the Secured by Design award scheme shall be submitted to the Local Planning Authority and the Metropolitan Police SW Designing Out Crime Office, setting out how the principles and practices of the Secured by Design Scheme are to be incorporated. Once approved in writing by the Local Planning Authority in consultation with the Metropolitan Police Designing Out Crime Officers, the development shall be carried out in accordance with the agreed details.
Reason: In the interest of creating safer, sustainable hospital development in the community in accordance with Policy 28 of the Sutton Local Plan 2018.
(18) No development shall begin, including demolition and site clearance works, until a Construction Logistics Plan (CLP), to include details of: (a) loading and unloading of plant and materials; (b ) storage of plant and materials; (c) programme of works (including measures for traffic management and parking); (d) provision of boundary hoarding, behind any visibility zones of construction traffic routing; (e) hours of operation; (f) means to prevent deposition of mud on the highway; (g) numbers of staff on site at each stage; (h) details on the number, type and routing for all construction-related vehicles; (i) details on any parking/transport arrangements for construction staff have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved statement.
The applicant should note that (a) no construction staff will be permitted to park on any residential road within the vicinity of the site; and (b) no construction staff will be permitted to park in any of the temporary spaces identified for use by hospital staff and/or patients/visitors. They are therefore encouraged to promote use of public transport/shuttle bus, walk or cycle for such staff whose parking requirements cannot be additionally accommodated on-site.
Reason: To ensure that the proposed development does not interfere with the free flow of traffic and conditions of safety on the public highway, and to ensure the development Page 53 Agenda Item 6
process does not have a significant adverse impact on the amenities of nearby residential properties in accordance with Policy 29 of the Sutton Local Plan 2018. This condition is required to be pre-commencement as the Construction Logistics Plan needs to be in place before any works take place and to mitigate against the impacts of the demolition / construction process.
(19) The twenty two (22) additional car parking spaces shall be implemented on site prior to the first occupation of the development hereby approved as shown and permanently retained for the life of the development.
Reason: To ensure the development provides an appropriate level of off-street parking in accordance with Policy 6.13 of the London Plan and Policy 37 of Sutton's Local Plan 2018.
(20) Prior to rising above the damp proof course of the development hereby permitted, a scheme for biodiversity enhancements as a Biodiversity Enhancement and Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. This will take the form of a No Net Loss and Net Gain evaluation, working to the provided methodology and in accordance with BS42020:2013.
Full details of habitat creation, habitat size, aftercare, management and monitoring of enhancements will be included in the plan.
The BEMP will include full details for extensive biodiverse roofs and ground level soft landscaping, including details of species number, provenance, substrate physico-chemical values and utilise at least 60% native and local species, by number of individuals and species variety. Ornamental species should be on the RHS "Perfect for Pollinators" list or of known wildlife value.
Post completion photographs of each habitat will be supplied to the Local Planning Authority after creation and as part of the monitoring programme to ensure compliance with No Net Loss and Biodiversity Net Gain. Work shall be undertaken in accordance with the approved scheme and thereafter retained in perpetuity.
Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018.
(21) Prior to rising above the damp proof course of the development hereby permitted, a scheme for integrated nesting features on buildings shall be submitted to and approved in writing by the Local Planning Authority. These will include multi-chamber swift bricks or boxes, multi-occupancy hirundine nests, starling boxes, house sparrow terraces and bat bricks or boxes, including numbers of each, details of box / brick type, location (plan and Agenda Item 6 Page 54
elevation views), height above ground and nearest external lighting. Post installation photographs of each feature will be provided to the Local Planning Authority within 3 months of the completion of the building. Features shall be undertaken in accordance with the approved scheme and thereafter retained in perpetuity.
Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018.
(22) At least 2 months prior to the felling of the trees identified in the Arboricultural Impact Assessment for removal, full details of a Climb and Inspect Survey for bats, which will also include planned timings for works shall be submitted to and approved in writing by the Local Planning Authority.
All trees with 'low' or higher roost suitability assessment, as provided through the submitted Climb and Inspect Survey and Preliminary Roost Assessment will be subject to a Precautionary Method of Working (PMW), which will include an ecological assessment of each tree no more than 72 hours in advance of felling by a suitably qualified ecologist, will include the use of an Ecological Clerk of Works on site during felling and be subject to soft felling practices.
The PMW shall be submitted to and approved in writing by the Local Planning Authority no less than 2 weeks prior to the tree works commencing.
A report containing photographic evidence of the ecological assessment and soft felling taking place shall be submitted to the Local Planning Authority no more than 1 month following the tree works.
Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018. This condition is required to be pre-commencement of felling to ensure that protected species and the biodiversity value of the land are not harmed and, if necessary mitigated for prior to the felling and construction process.
(23) Prior to the demolition of Sycamore House hereby permitted (scheduled for 2023) a full suite of bat surveys (including external, internal and emergence / re-entry, as necessary) shall be undertaken in 2022 to provide updated Roost Suitability and Roost Characterisation information on the building and shall be submitted to and approved in writing by the Local Planning Authority.
Page 55 Agenda Item 6
Any and all necessary mitigation (including replacement roost provision and / or soft stripping of the building and any other measures) based on those surveys will be provided to the Local Planning Authority for assessment, at least 2 months prior to demolition.
Should the timings for the demolition of Sycamore House change, subsequent to planning permission being granted, the Local Planning Authority must be immediately notified and updated timings for demolition and surveys provided, such that no risk to protected species is evident because of planned works.
Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018. This condition is required to be pre-commencement of demolition to ensure that protected species and the biodiversity value of the land are not harmed and, if necessary mitigated for prior to the demolition / construction process.
(24) Prior to occupation of the permitted development, a plan demonstrating a safe passage of pedestrian route through the car park shall be submitted to and approved in writing by the Local Planning Authority and permanently retained for the life of the development.
Reason: To ensure the development provides a safe route through the car park in accordance with Policy 6.10 of the London Plan and Policy 39 of Sutton's Local Plan 2018.
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