London Borough of Barnet

LONDON BOROUGH OF BARNET

HENDON AREA

PLANNING SUB-COMMITTEE

27 September 2006

Agenda Item No. 10

Report of the Head of Planning & Environmental Protection

BACKGROUND PAPERS – GENERAL STATEMENT

The background papers to the reports contained in the agenda items which follow comprise the application and relevant planning history files, which may be identified by their reference numbers, and other documents where they are specified as a background paper in individual reports. These files and documents may be inspected at:

HENDON AREA OFFICE Barnet House 1255 High Road Whetstone London N20 0EJ

Contact Officer: Mrs Vivian Bell, 020 8359 4672

28 HENDON AREA PLANNING SUB-COMMITTEE

DATE: 27th September 2006

INDEX TO THE REPORT OF HEAD OF PLANNING & ENVIRONMENTAL PROTECTION

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W00084AE/06 Colindale 30

Former National Grid / Kidstop Premises, Corner of Edgware / Colindale Avenue, Colindale NW9

Demolition of existing buildings and erection of mixed use development comprising 84 residential units and 395sqm of business (class B1) floorspace within 3 buildings of 3-8 storeys in height together with associated amenity space, landscaping, access and car-parking.

APPROVE SUBJECT TO SECTION 106 AGREEMENT

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WA0126D/06 Adjoining Borough 49

Oriental City, Edgware Road, Edgware NW9

Full Environmental Impact assessment application for the demolition of existing buildings and redevelopment for mixed used purposes, comprising Class A1 retails (with a replacement Oriental City, new B & Q, 520 residential units (comprising 1, 2 and 3 bed units) located in eight blocks rising to 3, 6, 9 and 18 stories above a fifth floor level landscaped podium along the Edgware Road, rising to 8, 4, 5 and 2 stories above the fifth floor landscaped podium facing Plaza Walk and rising to 3 and 6 stories above the Grove Park street level. Also, a nursery and primary school for 480 children, health & fitness studio (Class D2), associated landscaping, servicing, 1069 car-parking spaces (718 for retail and 351 for residential) and works to highway.

NO OBJECTION IN PRINCIPLE

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29 LOCATION: Former National Grid / Kidstop Premises, Corner of Edgware / Colindale Avenue, Colindale NW9

REFERENCE: W00084AE/06 Received: 31 Jul 2006 Accepted: 31 Jul 2006

WARD: Colindale Expiry: 30 Oct 2006

Final Revisions: APPLICANT: Conrad Phoenix (London) Ltd

PROPOSAL: Demolition of existing buildings and erection of mixed use development comprising 84 residential units and 395sqm of business (class B1) floorspace within 3 buildings of 3-8 storeys in height together with associated amenity space, landscaping, access and car-parking.

RECOMMENDATION I: That the Borough Solicitor and the Head of Planning be instructed to invite the applicant and any other person having a requisite interest, to enter by way of an agreement into a planning obligation under Section 106 of the Town and Country Planning Act 1990 and any other legislation that the Borough Solicitor considers is necessary for the purposes of seeking to ensure the following advantages: (a) Transfer of land marked on attached plan reference 95241/OS/007/A to the London Borough of Barnet to facilitate future road widening and junction improvements. Ownership of the said land shall be transferred on practical completion of the development and shall be made-good to the satisfaction of the London Borough of Barnet Highways Department prior to completion of the transfer. (b) Provision of 30% of total unit numbers within the development as affordable housing. This represents 40% of total habitable rooms with the development. This will comprise a total of 25 units for social rent within blocks A and B marked on the attached plan 95241/OS/007/A. The agreed mix for the affordable units to be: 9 x 3b/6p houses. 9 x 3B/6p flats. 1 x 3b/6p wheelchair flat. 1 x 3b/5p wheelchair flat. 5 x 2b/4p flats.

The affordable homes will be transferred to a Registered Social Landlord at a cost of not less than 70% of the Housing Corporation Total Cost Indicator for 2005/6, inclusive of on-costs.

(c) A landscape management strategy for all open land and communal garden areas within the application site. The management plan to be submitted to the LPA and to be approved in writing before any of the units permitted are occupied. (d) The contribution of a sum of £67,000 towards educational needs. (e) The contribution of a sum of £5,000 towards the monitoring and management of the S106 planning obligations. (f) The contribution of a sum of £5000 towards the preparation of a Colindale Development Framework.

RECOMMENDATION II: That upon completion of such agreement the Director of Environment or Head of Planning and Environmental Protection be instructed to approve planning application ref: W00084AE/06 under delegated powers subject to the following conditions:

30 1. This development must be begun within three years from the date of this permission.

Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act, 2004.

2. Before this development is commenced, details of the levels of the building(s), road(s) and footpath(s) in relation to adjoining land and highway(s) and any other changes proposed in the levels of the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved.

Reason: To ensure that the work is carried out at suitable levels in relation to the highway and adjoining land having regard to drainage, gradient of access and the amenities of adjoining occupiers and the health of any trees on the site.

3. Before the development hereby permitted commences, details of the materials to be used for the external surfaces of the building(s) and hard surfaced areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved.

Reason: To safeguard the visual amenities of the locality.

4. The ground floor of Block C as indicated on Plan No 10486/TP/006A received on 31 July 2006 shall be used for Business (B1) use and for no other purpose.

Reason: To enable the Local Planning Authority to exercise control of the type of use within the category in order to safeguard the amenities of the area.

5. Notwithstanding the submitted plans before the development hereby permitted is commenced the materials samples shall be submitted to and agreed in writing by the Local Planning Authority: (i) Sample window/s (showing opening light and frame). (ii) Sample area (c1m x 1m) of glazing to stair cores showing opening light and frame. (iii) Balustrade and edge detail. (iv) Roofing materials, including roof parapets and overhangs to flats and houses. (v) Typical rainwater goods (section of gutter, downpipe etc). (vi) Sample area of render (c1m x 1m). (vii) Sample area of brickwork (Note: For main brick a sample wall should be erected indicating proposed pointing). All works shall conform to those approved.

Reason: To safeguard the visual amenities of the building andsurrounding area.

6. Notwithstanding the submitted plans before the development hereby permitted is commenced the following construction details at 1.20 scale shall be submitted to and agreed in writing by the Local Planning Authority: (i) Windows and doors to houses and flats (ii) Area of glazing to stair cores (iii) Balconies to flats 31 (iv) Entrance canopies to flats (v) External porches to houses (vi) Roof parapets and overhangs to flats and houses (vii) Rainwater goods (gutters, down pipes etc) (viii) All plant at roof level – including lift motor All works shall conform to those approved.

Reason: To safeguard the visual amenities of the building and surrounding area.

7. Before the development hereby permitted is brought into use or occupied the site shall be enclosed except at the permitted points of access in accordance with details previously submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the proposed development does not prejudice the appearance of the locality and/or the amenities of occupiers of adjoining residential properties and to confine access to the permitted points in the interest of the flow of traffic and conditions of general safety on the adjoining highway.

8. Notwithstanding the submitted plans before the development hereby permitted commences, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins or other refuse storage containers where applicable, together with a satisfactory point of collection shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied.

Reason: To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area.

9. No construction work resulting from the planning permission shall be carried out on the premises at any time on Sundays, Bank or Public Holidays, before 8am or after 1pm on Saturdays, or before 8am or after 6pm on other days unless previously approved in writing by the Local Planning Authority.

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties.

10. The development hereby permitted shall not be implemented (other than for investigative work) –

(a) Until a full site investigation, which shall include a geophysical study and soil survey, has been carried out on the site in accordance with a recognised code of practice; and (b) a risk assessment of any hazards identified thereby is provided to the Planning Authority; and (c) a remediation strategy is submitted to and approved by the Local Planning Authority; and (d) a verification report and completion certificate has been produced to and accepted by the Local Planning Authority to confirm that the remediation strategy has been completed.

32 Reason: To ensure a satisfactory treatment of the site and to protect the amenities of the area.

11. None of the dwellings shall be occupied until works for the disposal of sewage have been provided on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the foul water discharge from the site shall not be prejudicial to the existing sewerage system and the amenities of the area.

12. No development shall take place within the area indicated until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority.

Reason: The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. This design should be in accordance with the appropriate English heritage guidelines.

13. A scheme of hard and soft landscaping, including details of existing trees to be retained, shall be submitted to and agreed in writing by the Local Planning Authority before the development, hereby permitted, is commenced.

Reason: To ensure a satisfactory appearance to the development.

14. All work comprised in the approved scheme of landscaping shall be carried out before the end of the first planting and seeding season following occupation of any part of the buildings or completion of the development, whichever is sooner, or commencement of the use.

Reason: To ensure a satisfactory appearance to the development.

15. Any existing tree shown to be retained or trees or shrubs to be planted as part of the approved landscaping scheme which are removed, die, become severely damaged or diseased within five years of the completion of development shall be replaced with trees or shrubs of appropriate size and species in the next planting season.

Reason: To ensure a satisfactory appearance to the development.

16. Details of any external lighting shall be submitted to and agreed in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved.

Reason: To prevent light pollution of neighbouring property.

33 17. Before any of the residential units hereby permitted are occupied a full schedule of sustainable drainage works shall be submitted to and agreed in writing by the Local Planning Authority. The agreed sustainable drainage works shall be completed in their entirety before any of the proposed units are occupied.

Reason: To ensure that the foul and/or surface water discharge from the site shall not be prejudicial to the existing sewerage system and the amenities of the area.

18. Notwithstanding the submitted plans before the development hereby permitted is commenced 1.20 details of the gates and railings proposed throughout the site shall be submitted to and approved in writing by the Local Planning Authority and all works shall conform to those approved.

Reason: To safeguard the visual amenities of the building and surrounding area.

19. Before the development is commenced details of the access points (pedestrian and vehicular), estate road and footways shall be submitted to and approved in writing by the Local Planning Authority. The access points, estate road and footways shall be constructed in accordance with the approved details before the site is occupied.

Reason: In the interests of pedestrian and highway safety, the free flow of traffic and in order to protect the amenities of the area.

20. Before the development is commenced details of how the redundant access points/crossovers will be reinstated shall be submitted to and approved in writing by the Local Planning Authority. The redundant access points/crossovers shall be reinstated in accordance with the approved details before the site is occupied.

Reason: In the interests of pedestrian and highway safety, the free flow of traffic and in order to protect the amenities of the area.

21. Notwithstanding the plans submitted, before development commences, details of the pedestrian visibility splays in each direction, for all of the access points, shall be submitted to and approved in writing by the Local Planning Authority and shall thereafter be maintained free of all obstacles to visibility between heights of 0.6 metre and 2 metres above the level of the adjoining roadway.

Reason: In the interests of highway and pedestrian safety in accordance with Policy M11 of the London Borough of Barnet Adopted Unitary Development Plan 2006.

22. The car parking areas indicated on Drawing No.10486/TP/003 Rev A shall be constructed and marked out prior to the occupation of the development, and thereafter retained permanently for the accommodation of vehicles of occupiers and visitors to the premises and not used for any other purpose.

Reason: To ensure that sufficient off-street parking areas are provided and the free flow of traffic on the adjoining highway is not prejudiced in accordance with Policies M8 and M14 of the London Borough of Barnet Adopted Unitary Development Plan 2006 34 23. Before the development hereby permitted commences a Parking Management Plan detailing: (i) Parking management strategy (ii) The allocation of parking spaces (iii) Compliance/enforcement strategy shall be submitted to and agreed in writing by the Local Planning Authority. The management plan shall be implemented as soon as the first unit is occupied onsite and kept in operation thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that parking is provided and managed in accordance with the council's standards in the interests of Highway and pedestrian safety.

24. The demolition and/or construction of the development hereby approved, shall be carried out in accordance with a method statement and Construction Management Plan, which shall have been previously submitted to and approved in writing by, the local planning authority. Any demolition shall be carried out in complete accordance with the approved scheme.

Any details submitted in respect of the Construction Management Plan above shall control the hours, routes taken, means of access and security procedures for construction traffic to and from the site and the method statement shall provide for the provision of on-site wheel cleaning facilities during demolition, excavation, site preparation and construction stages of the development, recycling of materials, the provision of on-site car parking facilities for contractors during all stages of development (excavation, site preparation and construction) and the provision on site of a storage /delivery area for all plant, site huts, site facilities and materials and a community liaison contact.

Reason: In the interests of highway safety.

25. Before the development hereby permitted commences a site management plan detailing the siting of all temporary buildings proposed during construction, vehicle unloading areas and material storage areas shall be submitted to and agreed in writing by the Local Planning Authority. All works shall conform to those approved.

Reason: To ensure that neighbour's amenity is not adversely affected.

26. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no development otherwise permitted by any of Classes A,B,C,D,E of Part 1 and Class A & B of Part 2 to Schedule 2 of that Order shall be carried out within the curtilage of any of the houses hereby approved without the prior written permission of the local planning authority.

Reason: To safeguard the amenities of neighbouring occupiers and the general locality.

35 27. The development will be required to meet the "Very Good" standard in the BRE (Building Research Establishment) EcoHomes assessment and a high HQI (Housing Quality Indicator) for residential development or as may be agreed by the Local Planning Authority.

Reason: To ensure that the development is sustainable and complies with Strategic and Local Policies.

28. Before development commences, a scheme of proposed air pollution mitigation measures shall be submitted to and approved by the LPA. This scheme may include acoustic ventilators in windows to ventilated the rooms without being opened or air conditioning with suitable filters. Acoustic ventilators shall be installed in the widows of the elevations facing Edgware Road and Colindale Avenue of Building C. The approved mitigation scheme shall be implemented in its entirety before any of the units are occupied.

Reason: To ensure that the amenities of occupiers are protected from the poor air quality in the vicinity.

29. The development shall be constructed so as to provide sound insulation against externally generated noise and provided with appropriate glazing and additional means of ventilation so that the windows and other openings can be kept closed. The mitigation measures must be in accordance with the sound insulation scheme submitted to the Local Authority by WSP entitled "1 Colindale Avenue, London. PPG24 Noise Assessment Report. Conrad Phoenix Ltd. 16 May 2006". The approved mitigation scheme shall be implemented in its entirety before any of the units are occupied.

Reason: To ensure that the amenities of occupiers are not prejudiced by road traffic noise in the immediate surroundings.

30. The level of noise emitted from the lift plant hereby approved shall be at least 5dB(A) below the background level, as measured from any point 1 metre outside the window of any room of an existing neighbouring property at (address) at the time of this decision notice.

If the noise emitted has a distinguishable, discrete continuous note (whine, hiss, screech, hum) and/or distinct impulse (bangs, clicks, clatters, thumps), then it shall be at least 10dB(A) below the background level, as measured from any point 1 metre outside the window of any room of an existing neighbouring property at 2 Annesley Avenue at the time of this decision notice.

No machinery shall be operated on the premises between the hours of 8am and 6pm on weekdays and 8am and 1 pm on Saturdays and at no time on Sundays and Bank Holidays.

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of neighbouring properties.

36 31. The development shall be constructed/adapted so as to provide sufficient air borne and structure borne sound insulation against internal noise and vibration. This sound insulation shall ensure that the level of noise from the development in the habitable rooms of the adjoining premises shall be no higher than 35dB(A) from 7am to 11pm and 30dB(A) in bedrooms from 11pm to 7am. A scheme for the necessary measures is to be provided to the Local Planning Authority and agreed in writing before implementation.

Reason: To ensure that the proposed development does not prejudice the enjoyment of the occupiers of their home.

32. Before development commences a scheme for acoustic fencing along the boundary of the site next to 2 Annesley Avenue and to the rear of 2 to 12 Annesley Avenue shall be submitted in writing and approved by the LPA. The approved fencing shall be implemented in its entirety before any of the units are occupied.

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of neighbouring properties.

33. No development shall take place within the area indicated until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority.

Reason: To enable archaeological investigation of the site.

INFORMATIVE(S):

1. The plans accompanying this application are:- 10486/TP/001, 10486/TP/002, 10486/TP/003A,10486/TP/004, 10486/TP/005, 10486/TP/006A, 10486/TP/007, 10486/TP/008, 10486/TP/009A, 10486/TP/010A, 10486/TP/011B, SK/306A, 95241/OS/007A all received 31 July 2006. Planning Statement (Blue Sky Planning), Noise Assessment Report (WSP Acoustics) Transport Assessment (Colin Buchanan & Partners), Design Access and Sustainability Statement (Cornish Architects) Desktop Environmental Study (Woodys Environmental),Daylight and Sunlight Report (Brooke Vincent & Partners) – all received 31 July 2006.

2. If the development is carried out it will be necessary for a crossover to be formed on the footway by the Highway Authority at the applicant's expense and you may obtain an estimate for this work from the Highways Group, Building 4, North London Business Park, London, N11 1NP (telephone 020 8359 3018).

3. The applicant is advised that due to the large number of schools and school children in the area that site deliveries during the construction period should not take place between 8am – 9am and 3pm – 4pm. Careful consideration must also be given to the optimum route(s) for construction traffic and the Chief Highways Officer should be consulted in this respect.

37 4. The applicant is advised that the development is located on the Strategic Road Network. This would require the Council to notify Transport for London (TfL) for implementation of construction works. The developer is expected to work with the Council to mitigate any adverse impact on public highway and would require TfL's approval before works can commence. 5. The developer has to apply to the Highway Authority for a Projection Licence under Highways Act 1980 for the overhanging over the public highway. You may obtain an estimate for this and any associated work on public highway from the Chief Highways Officer, North London Business Park (NLBP), Oakleigh Road South, London N11 1NP.

6. The development hereby approved may be subject to the Construction (Design and Management) Regulations 1994 which govern health and safety through all stages of a construction project. The Regulations require clients (ie those, including developers, who commission construction projects) to appoint a planning supervisor and principal contractor who are competent and adequately resourced to carry out their health and safety responsibilities. Clients have further obligations. Your designer will tell you about these and your planning supervisor can assist you in fulfilling them. Further information is available from the Health and Safety Executive Infoline (telephone 0541 545500).

You may wish to note that this informative does NOT apply to permissions relating to: domestic householder development small scale construction projects (ie projects that will last no longer than 30 days and involve 4 or less people). internal works that can be carried out whilst the premises are still in operation.

7. The details of acoustic consultants can be obtained from the following contacts: Institute of acoustics: telephone number 01727 848195 Association of Noise Consultants: telephone number 01763 852958 The assessment and report on the noise impacts of a development should use methods of measurement, calculation, prediction and assessment of noise levels and impacts that comply with the following standards, where appropriate: Dept of Environment: PPG 24 (1994) Planning Policy Guidance – Planning and noise. BS 7445 (1991) Pts 1, 2 & 3 (ISO 1996 pts 1-3) – Description and & measurement of environmental noise. BS 4142:1997 – Method of rating industrial noise affecting mixed residential and industrial areas. BS 8223: 1999 – Sound insulation and noise reduction for buildings: code of practice Dept of transport: Calculation of road traffic noise (1988) Dept of transport: Calculation of railway noise (1995) Dept of transport : Railway Noise and insulation of dwellings

8. The reasons for this grant of planning permission or other planning related decision are as follows: i) The proposed development accords with strategic planning guidance and policies as set out in the Mayor's London Plan (published 10 February 2004) and the Adopted Barnet Unitary Development Plan (2006). In particular the following polices are relevant: Adopted UDP 2006 – GBEnv1, GBEnv2, D1 – D7, D11 – D13, M13, M14, H16 – H18, H20, H21, CS3 and CS6 – CS8. ii) The proposed application is considered to represent a high quality mixed use development of a redundant site and providing key benefits to the regeneration of the wider area in accordance with national, strategic and local planning policies.

38 1. MATERIAL CONSIDERATIONS

Relevant Planning Policies Planning Policy Statement 1 (Creating Sustainable Communities) Planning Policy Guidance Note 3 (Housing) Planning Policy Guidance Note 13 (Transport) Planning Policy Guidance Note 24 (Noise)

London Plan – Policies 2A.1, 2A.3, 3A.2, 3A.4, 4B.3, 4C.8, 5E.2 and 5E.3.

Adopted UDP 2006 – GBEnv1, GBEnv2, D1 – D7, D11 – D13, M13, M14, H16 – H18, H20, H21, CS3 and CS6 – CS8.

The Colindale Development Framework (Phase 1 Approved by Cabinet December 2003).

The Three Strands Approach – November 2004.

Relevant Planning History National Grid Site/Former Kidstop Site W00084AB/00 – National Grid Infrastructure construction of single storey building enclosing a shaft and equipment in connection with the new underground cable linking Elstree and St Johns Wood. New Access from Colindale Avenue – approved 8.8.00.

W00084Z – Use as a sound/musical distribution and retail outlet comprising a showroom, storage and distribution with ancillary offices, café and childrens play area – approved 18.12.97.

W00084Y – Use of first floor for retail use – lawful 12.11.97.

W00084X – Use as a ten pin bowling centre with ancillary licensed bar and cafeteria with provision of car parking spaces at the rear – renewal of planning permission W00084Q – approved 16.7.95.

W00084V – Change of use for A1 retail to childrens play area with catering facilities (Class D2) – approved 9.9.99.

W00084R – Use for financial or professional services (Class A2) on the premises at the corner of Edgware and Colindale Avenue – approved 16.4.91.

W00084Q – Change of use from retail to ten pin bowling centre with ancillary licensed bar and cafeteria and provision of car parking spaces at the rear – approved 20.5.90.

W00084F – Change of use of part of the ground floor from warehouse to retail furniture showroom and change of use of first floor from offices to warehouse – approved 30.3.77.

W00084 – The formation of office accommodation and the erection of a canopy over the new entrance – approved 10.9.65.

W00084AC – Environmental Statement Screening Opinion – statement not required 2 May 2006.

W00084AD – Demolition of existing buildings and the erection of a mixed use development comprising 84 residential units and 395m2 of Business (Class B1) floorspace within 3 buildings of 3-8 stories in height together with associated amenity space, landscaping access and car- parking – withdrawn 1.8.06 to allow changes to the highway layout. 39 Former RAF East Camp W00198AA/04 –- Redevelopment of site comprising 2800 residential units (Class C3), approximately 7850sqm of retail (Class A1), financial and professional services (Class A2), food and drink (Class A3), business (Class B1), leisure and community (Class D1 and D2) uses and driving test centre (sui generis) with associated landscaped open space, car parking and access arrangements (Outline Application)

Submission of Environmental Statement – approved 8.4.05.

Grahame Park Estate W01731JS/04 – Redevelopment of site involving the demolition of 1314 existing residential units and construction of 2977 new residential units providing a total of 3440 units on the estate, provision of approximately 9074sqm replacement retail (Class A1), office (Class A2) food and drink (Class A3) and social and community (Class D1) uses and associated public and private open space, car parking and access arrangements (Outline Application).

Submission of Environmental Statement – Resolution to grant permission subject to S106 Agreement 8.9.04.

Oriental City WA00126D – Full application for the demolition of existing buildings and redevelopment for mixed use purposes, comprising Class A1 retail (with a replacement Oriental City new B& Q, 520 residential units (comprising 1,2 and 3 bed units) located in 8 blocks rising to 3,6,9, and18 stories above a fifth floor level landscaped podium along the Edgware Road, rising to 8, 4, 5 and 2 stories above the fifth floor landscaped podium facing Plaza Walk and rising to 3 and 6 stories above the Grove Park street level. Also, a nursery and primary school for 480 children, health and fitness studio (Class D2), associated landscaping, servicing, 1069 car-parking spaces (718 for retail and 351 for residential and works to highway. Neighbouring Borough referral, June 2006.

The current planning application has been advertised in the press and on site.

Consultations and Views expressed on the current application Neighbours consulted: 152 Replies: 1

One response has been received from the resident of 2A Colindale Avenue. The following issues have been raised: • The principal building of 8 stories would adversely affect the light received. • The proposed height of the principal building and its relationship with existing buildings is inadequately indicated on the drawings. It is significantly taller than existing buildings and will tower over them. • The planned buildings on other side of Colindale Avenue are too close. Road and pavements are narrow and front gardens negligible. • Number of car parking spaces proposed is inadequate and will cause overspill parking on surrounding streets.

External Consultations Thames Water – No objection. Applicants should ensure new connections to sewerage system are in line with advice from the DETR which encourages disposal on site without recourse to public sewerage system and ensures the separation of foul and surface water. Petrol/oil interceptors are recommended in all car parking/washing repair facilities.

Environment Agency – No objection.

40 Metropolitan Police – No objection. Refer to ‘Secured by Design’.

London Fire Brigade – No objection.

Transport For London – No objection.

London Borough of Brent – Comments to be reported.

English Heritage – Site is in an area where archaeological remains can be anticipated. Archaeological position should be reserved by condition.

National Grid – No objections. Supplied details on high voltage underground cables.

Internal Consultations Environmental Health Section – Advise that there may be impacts on residents of the development in terms of poor air quality, noise from traffic, noise from plant, contaminated land and noise from commercial premises. These impacts can be mitigated by conditions.

Highways Group – Support proposal which will facilitate a significant junction improvement in a key strategic location.

Housing – Support proposed provision of affordable housing will assist in meeting local housing need.

1. PLANNING APPRAISAL

Site Description and Surroundings The site is located at the junction of Colindale Avenue and the The Hyde/Edgware Road (A5). The Edgware Road forms the borough boundary between Barnet and Brent. The site is bounded by Annesley Avenue to the north which is accessible from Edgware Road allowing access to the application site. Annesley Avenue is one way beyond this point.

The site comprises 0.57 ha and is irregular in shape. It is currently occupied by two buildings which were previously in retail (bathroom and kitchen sales) and leisure use. The immediate surrounding area is mixed use in character. The immediately adjacent properties along the Edgware Road include a Burger King restaurant, an opticians and a 13 Storey office building to the north of the site. There is a terrace of shops with residential units above to the south of the site. The Oriental City centre – which provides a range of retail, restaurant and leisure facilities – is opposite the site on the west side of Edgware Road in the London Borough of Brent. There are proposals for the comprehensive re-development of the Oriental City site.

Colindale Avenue comprises a mixture of building and use types with two storey traditional shop units with residential above and terraced housing opposite the site. Annesley Avenue consists primarily of two storey housing. There is a recent two storey sheltered housing development directly to the rear of the site (Cranesbill Close and Stonecrop Close).

Colindale Tube Station is located approximately 600 metres to the east of the site and the adjacent Edgware Road is served by a number of bus routes. The site has a Public Transport Accessibility Level (PTAL) of 3 (out of 6).

41 Proposals The proposals are for the demolition of the existing buildings and the development of a mixed use scheme comprising three buildings of between 3 and 8 stories in height. The proposal includes the erection of 84 residential units and 375 sqm of commercial floorspace for Business (B1) use.

The residential accommodation will comprise: Block A (3 stories) • 9 x 3 bedroom houses with gardens.

Block B (4 stories) • 5 x 2 bedroom flats and 11 x 3 bedroom flats. (including 2 wheelchair accessible units).

Block C (4 – 8 stories) • 26 x 1 bedroom flats • 32 x 2 bedroom flats • 1 x 3 bedroom flats.

Blocks A and B contain affordable housing units developed in consultation with your housing officers and Warden Housing Association. It is proposed that all units will be for social rent. These units meet Housing Corporation standards. Block C will contain flats for private sale and 55% of the flats will either comply with or will be capable of adaptation to Lifetime Home standards.

An active frontage to the Edgware Road will be maintained by the provision of ground floor commercial accommodation totalling 375sqm. This will be restricted to a Business (B1) use as the site is not in a town centre and is therefore not appropriate for retail use.

Vehicular access will be provided from Annesley Avenue and there will be additional pedestrian access from Edgware Road and Colindale Avenue.

A total of 86 car parking spaces (84 residential and 2 commercial) will be provided within a courtyard area together with landscaping and communal residential amenity space, including a childrens play area. Additional amenity space will be provided within the residential buildings by roof terraces, balconies and gardens.

The development proposals set back the building line on the Colindale Avenue frontage to permit the provision of a right hand turn from Colindale Avenue into Edgware Road. The affected land will be transferred to the Council.

Background to proposed development Strategic Policies The London Plan (February 2004) encourages the most sustainable and efficient use of space in London and intensification and growth in areas of need and opportunity. Colindale is specifically identified as an Area for Intensification where development should make use of public transport accessibility and potential for higher densities with more intensive mixed use (policies 2.A3 &5. E3). Table 5E.2 identifies that 2,000 new homes and 500 new jobs should be provided within Colindale by 2016.

New developments should offer a range of housing choices in terms of mix of housing sizes and types (Policy 3A.4). Policy 4B.3 suggests maximising the potential of sites by achieving the highest possible intensity of use compatible with local context, design principles and public transport capacity.

42 Colindale Development Framework In addition to Colindale being identified in the London Plan as an ‘Area for Intensification’ it is also an area of significant development pressure.

In response to these pressures the London Borough of Barnet has produced the Colindale Development Framework (Phase 1 approved by Cabinet in December 2003). This is the first stage of a Framework guide and to manage development in Colindale. The Framework recognises that a number of sites are likely to come forward for development in Colindale over the next 15-20 years, resulting in a considerable transformation of the area. It acknowledges that the area has the capacity to accommodate a significant level of new homes, jobs and community facilities.

To achieve the London Plan aim of significantly increasing the number of homes in Colindale, it will be necessary to develop at density levels higher than would generally be acceptable across Barnet. In areas such as Colindale, the London Plan indicates a density range of 200-450 habitable rooms per hectare as appropriate. This scheme would achieve a density of 467 habitable rooms per hectare.

The Three Strands Approach (November 2004) This sets out the Council’s vision and direction for regeneration, development and planning within Barnet. The approach is based around the three strands of protection, enhancement and growth. The new strategy will protect Barnet’s high quality suburbs and deliver new housing and successful sustainable communities whilst creating employment opportunities. All other Council strategies complement this approach and reflect the community and corporate priorities in a spatial manner.

Material Planning Considerations Principle of Development A high density, residentially led mixed use development on this site is acceptable, given the regeneration objectives contained within Government Guidance, the London Plan and the Draft Colindale Development Framework (see above).

In addition, national policy as outlined in PPG3 advocates the redevelopment of previously developed land at appropriate densities and more efficient use of land.

‘New housing development of whatever scale should not be viewed in isolation. Considerations of design and layout must be informed by the wider context having regard not just to any immediate neighbouring buildings but the townscape and landscape of the wider locality.’ (PPG 3, Para.56).

Strategic Housing Policy in the London Plan also advocates the most efficient use of land for new housing.

Density Data/ PTAL Rating The application proposes 84 units on a 0.57 hectare site, this equates to a density of 147 units per hectare (450 habitable rooms per hectare).

The site is within 600 metres of Colindale Tube Station and the multiple bus routes of the Edgware Road. The site has a PTAL rating of 3 (PTAL is an assessment of the accessibility of a site with regard to public transport. The London Plan has accessibility indexes; these vary from 6 in the most accessible sites to 1 for the least accessible sites in London. The PTAL ratings are summarised in a density location and parking matrix in the London Plan).

43 The site is considered to have an urban rating that conforms to the London Plan density matrix range of 100-150 units per hectare. The proposal is therefore falls within this density range recommended in the Mayors Plan. The matrix is now not a static tool and must be read in conjunction with policy 4B.3. This policy states that development proposals must achieve the highest possible intensity of use compatible with local context.

The local context in this case is the Edgware Road where there are a number of bulky and tall buildings in the immediate area (Oriental City) and the adjacent Colindale Regeneration Area where high density development is to be encouraged.

Design Considerations: Concept and Layout The proposed new buildings provide commercial space at street level facing Edgware Road and the corner of Colindale Avenue with residential use above and on the remainder of the site. This mixed use approach is appropriate in order to reinforce the business character of this section of the Edgware Road while providing a variety of new housing types and sizes.

Housing needs analysis has established that there is a shortfall of affordable family housing in the area. The proposal addresses this need by including a terrace of family housing with private rear gardens (Block A) within the proposals. This terrace has been situated along the boundary with Stonecrop Close so as to protect the amenity and privacy of these properties.

Two and three bedroom flats, including two flats suitable for wheelchair users, have been included in a self contained block of four storeys on Colindale Avenue (Block B). These flats have the benefit of small private garden spaces at ground level, south facing balconies and use of the communal gardens. This block provides a transitional element to the higher block along Edgware Road.

Along the Edgware Road frontage the proposed Block C rises in height from four stories adjacent to the Kwik Fit building up to eight stories on the corner with Colindale Avenue. The form of this building creates a high point at the road junction with a cascade of terraces down towards the adjoining Kwik Fit premises. The residential accommodation includes a total of 59 flats of 2, 3 and 4 habitable rooms. The flats are provided with a combination of private and communal terraces in addition to having access to the communal gardens. This block creates a ‘landmark’ building which reinforces the corner as a ‘gateway’ to the Colindale regeneration area.

Access to the site for vehicles will be from Annesley Avenue with a controlled pedestrian access for residents only from Edgware Road. The landscaped amenity space along Colindale Avenue will be contained by railings incorporating pedestrian access. Boundaries that adjoin existing residential premises will have existing fence lines maintained. It is considered that these arrangements provide a satisfactory degree of security and privacy.

The massing of the blocks creates zones of amenity space for the proposed housing units and ensures that daylight provision to nearby buildings is not prejudiced. The inner part of the site has been designated as the most suitable for family use with enhanced privacy, security and amenity.

Overall the layout of the scheme is considered to represent high quality design that is appropriate in its context. For the scheme to meet its design objectives, it is paramount that the external detailing and materials are of a high quality. A number of conditions are proposed to ensure that detailing and materials are subject to control.

44 Design Considerations: External Details Blocks A and B are designed using brickwork with rendered sections with colour applied to metal panels and balcony details.

Block C continues the theme of rendered sections to emphasise the building entrances and circulation spaces with panels of terracotta rain-screen tiling in a colour complementing the brickwork on Blocks A and B. The terracotta is set within metal surrounds that provide a horizontal emphasis to the elevation. As the building rises the upper floors are treated in a lighter cladding leading on to the terraces which have glazed balustrades. This glazed treatment is continued in the form of Juliet balconies to the living rooms of flats overlooking the communal gardens. The upper flat is provided with a terrace and a roof element that is designed to provide a ‘landmark’ feature at the junction.

Overall external details/elevations are considered to be of a high standard.

Design: Landscaping/Amenity Space Detailed landscaping issues are a reserved matter in this application, however the principles will be established through this application. Buffer areas between the houses and nearby residential properties are provided by the domestic gardens of Block A and by an area of landscaping between the site access and adjoining housing in Annesley Avenue. The main pedestrian access from Colindale Avenue leads into a landscaped zone crossed by footpaths leading to the building entrances. The central courtyard zone includes soft landscaped areas including an area for play equipment for young children.

Small areas of private garden are provided to the ground floor flats of Block B with balconies to the upper level south facing flats, whilst flats in Block C have access to a combination of private and shared roof terraces.

Although the individual units do not meet amenity standards, when considered together with the communal gardens of 700m2, the combination of these landscaped areas will provide amenity space in excess of the Council’s requirements. (1530m2 required, 1608m2 provided).

Neighbour and Residential Amenity Impacts The three-storey and four storey housing (Blocks A and B) will not materially impact on adjoining neighbours.

The key consideration is the possible impact of Block C on nearby properties in Edgware Road and Colindale Avenue. This has been considered in detail in the sunlight and daylight assessment prepared by the applicant. This concludes that residential property with a view of the site will retain good daylight.

Transport & Highway Impacts This site is situated on the east side of the A5 Edgware Road between Colindale Avenue and Annesley Avenue and: • has a PTAL (public transport accessibility level) score of 3 (on a scale of 1-6 where 1 is Low & 6 is High). Colindale (Northern line) is the nearest tube station. • is within the Colindale Controlled Parking Zone and much of the immediate area (including Annesley Avenue) is subject to a one hour restriction, Monday to Friday 2 – 3pm. • has reasonably good access to a range of facilities.

45 A Transport Assessment was submitted in support of the planning application and provided helpful analysis although not of all of the work is accepted as robust. The developments main transport impacts relate to parking provision, access and the effect of the traffic generated upon the highway network.

The site previously took vehicle access from Colindale Avenue (which will be closed) and Annesley Avenue (where the existing access will be widened). With regard to parking the proposed development will be served with 84 parking spaces for residential use and additional 2 spaces for office use. The ratio proposed of one space per unit is considered appropriate in this location and for this type of development. Pedestrian movement is to be provided from Annesley Avenue, Edgware Road and Colindale Avenue to allow good linkages to the surrounding area and public transport.

This site is sensitive in terms of the highway network and, in particular, the potential increased traffic generation that could arise from the regeneration of the Colindale area. Although this proposal will not have significant implications in itself, negotiations with the applicant have resulted in agreement to dedicate an appropriate parcel of land to LB Barnet to allow future highway improvements. This land is to be secured through a Section 106 agreement and would allow the creation of an additional lane along Colindale Avenue and contribute to an improved design of its junction with the A5. This is an important planning benefit of the scheme as the safeguarding of this land will assist in improvements to the highway network to enable the wider regeneration of Colindale.

Accordingly, the transport impacts of the development are considered to be acceptable and in accordance with the council’s policies. The proposed land dedication will make a positive and significant contribution to the future transport infrastructure demands arising from the regeneration of the Colindale area.

Drainage A scheme of sustainable drainage works has been conditioned.

Noise/Air Quality The applicants have submitted a noise assessment report in accordance with PPG24. This concludes that although at present the south western boundary of the site along Edgware Road and the south eastern boundary along Colindale Avenue are at or close to NEC D (normally unacceptable for residential development), suitable noise mitigation measures can be incorporated into the design of the development so as to achieve acceptable levels. The applicant has proposed glazing and ventilation systems to meet specified noise constraints. These details have been clearly outlined in the applicant’s noise report and conditions requiring compliance with the specified details are recommended.

Trees/Nature Conservation There are no trees on the site. A scheme for the landscaping of the site will be submitted at a later date.

Section 106: Planning Obligation Items 1. The transfer of land to LB Barnet to permit the provision of a right turn from Colindale Avenue. 2. The provision of 25 units of affordable housing (Block A & B). 3. The preparation of a landscape management plan. 4. A contribution of £67,000 towards educational needs resulting from the development. 5. A contribution of £5000 towards the provision and maintenance of public open space in the Colindale Area. 6. A contribution of £5000 towards the preparation of the Colindale masterplan. 46 7. A contribution of £5,000 towards the monitoring costs of S106 agreements.

3. COMMENTS ON THE GROUNDS OF OBJECTION

These have been covered in the report. With regard to the potential loss of light, it should be noted that 2A Colindale Avenue is opposite the four storey block B. The daylight and sunlight study accompanying the planning application measures the loss of light to a neighbouring property in Colindale Avenue (No 6) and concluded that adequate daylight will be retained.

4. CONCLUSION

This scheme represents a high quality design solution to the development of a residential led mixed use scheme. The proposal includes a business use at ground floor level and will secure the land for a junction improvement at this key entry point to the Colindale area. 25 units of affordable housing for social rent are to be provided, including 9 family houses with gardens.

The proposal is considered to be acceptable with regard to development plan policies, subject to appropriate planning conditions and the previously outlined Section 106 contributions.

W00084AE/06 – Former National Grid / Kidstop Premises, Corner of Edgware Road, Colindale Avenue NW9

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Based on the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Barnet LA086290 2003

48 LOCATION: Oriental City, Edgware Road, Edgware NW9

REFERENCE: WA0126D/06 Received: 22 Jun 2006 Accepted: 22 Jun 2006

WARD: Adjoining Borough Expiry: 17 Aug 2006 Final Revisions:

APPLICANT: The Planning Service

PROPOSAL: Full Environmental Impact assessment application for the demolition of existing buildings and redevelopment for mixed used purposes, comprising Class A1 retails (with a replacement Oriental City, new B & Q, 520 residential units (comprising 1, 2 and 3 bed units) located in eight blocks rising to 3, 6, 9 and 18 stories above a fifth floor level landscaped podium along the Edgware Road, rising to 8, 4, 5 and 2 stories above the fifth floor landscaped podium facing Plaza Walk and rising to 3 and 6 stories above the Grove Park street level. Also, a nursery and primary school for 480 children, health & fitness studio (Class D2), associated landscaping, servicing, 1069 car-parking spaces (718 for retail and 351 for residential) and works to highway.

RECOMMENDATION:

NO OBJECTION RAISED IN PRINCIPLE

1. That the Head of Planning of the London Borough of Brent be informed that whilst the London Borough of Barnet raises no objection to these proposals in principle and considers the proposal to be an imaginative and high quality solution to creating a mixed use, high density development, it does have the following concerns: 1. The retail element of the proposal has the potential to have an adverse impact on the role and function of Edgware Town Centre. It is accepted that the suggested restriction on the type of retail permitted at this location – the replacement of Oriental City, a B& Q warehouse and a restriction on the remainder of the floorspace to bulky goods – will minimise any possible effect on the vitality and viability of Edgware town centre. However, it is considered that the retail statement has not demonstrated a comprehensive approach to sequential site selection nor that the sites identified in Barnet have been fully considered. We would welcome further discussions on this issue with the London Borough of Brent and their advisers. 2. The design is an innovative solution to the provision of a high rise mixed use development. Concerns remain about the height and massing of the development and the impact on the street scene of the raised retail floorplate of this development and in particular the pedestrian environment created. Concern also remains about the precedent created by the very tall residential tower for other sites along the Edgware Road. 3. Significant concerns remain about both the traffic impact and parking provisions. 4. The provision of the site for a new primary school is welcomed. Concern exists over whether the money is available to build and run the school. It is unlikely that there will be any surplus places in Barnet primary schools to accommodate children from this development. The information accompanying this application consists of: Retail Statement, Planning Design Report, Planning Statement, Toolkit Report, Consultation Review Document, Environmental Statement Non Technical Summary, Transport Assessment, Services Strategy, School Report - all submitted 22 June 2006. 49 INFORMATIVE(S):

1. The plans accompanying this application are: The information accompanying this application consists of: Retail Statement, Planning Design Report, Planning Statement, Toolkit Report, Consultation Review Document, Environmental Statement Non Technical Summary, Transport Assessment, Services Strategy, School Report - all submitted 22 June 2006.

1. MATERIAL CONSIDERATIONS

London Plan – Policies 2A.1, 2A.3, 3A.2, 3A.4, 4B.3, 4C.8, 5E.2, 5E.3.

Adopted UDP 2006 – GBEnv1, GBEnv2, D1 – D7, D11 – D13, M13, M14, H16 – H18, H20, H21, CS3 and CS6 – CS8.

The Colindale Development Framework (Phase 1 Approved by Cabinet December 2003).

The Three Strands Approach – November 2004.

Relevant Planning History None.

Consultations The application was advertised on site and in the local press by London Borough of Brent.

Brent also consulted 244 Barnet residents. Any views expressed will be reported by Brent as part of the planning process.

Highways – Comments are included in main body of report.

Education – Welcomes the proposed provision of a new primary school. It is unlikely that there would be any surplus spaces in Barnet primary schools to accommodate extra children arising from the development.

PCT – No comments received but see main body of report below.

2. PLANNING APPRAISAL

Site Description and Surroundings The 2.87 hectare site is located on the A5 Edgware Road and is currently occupied by the Oriental City shopping centre. Oriental City is an 11,172 m2 retail centre comprising shop units, supermarket and food court which opened in 1993. The site is bounded by an ASDA food store to the north, Edgware Road to the east, Grove Park to the south and a housing development site to the west. The site is 600m from Colindale town centre and Colindale Underground Station and has a Public Transport Accessibility Level (PTAL) of three.

50 Proposals Development Securities is seeking full planning permission for the redevelopment of Oriental City shopping centre to provide a replacement Oriental City (10,767 m2) a new B & Q DIY Mini Warehouse (6,823 m2) a furniture or bulky goods store (10,97m2) 520 residential units, a nursery and primary school (7,387 m2) a health an fitness studio (2,445 sq m), 1069 car parking spaces and associated landscaping and servicing. The retail units and parking will create a 4 storey podium block, upon which will site eight residential blocks ranging from 3 to 17 storeys. The architect is Sheppard Robson.

The main material planning considerations are considered to be: • Impact of the retail element of the scheme on Edgware town centre. • Impact on the streetscape of the Edgware Road. • Impact on highways infrastructure.

Impact on Edgware Town Centre The proposal includes 17,394 m2 of ‘new’ retail provision and a 10,767 m2 replacement Oriental City. The site is out of centre.

Planning Policy Statement 6 (2005) states that applicants for large retail developments should be required to demonstrate – • The need for development • That the development is of an appropriate scale • That there are no more central sites • That there are no unacceptable impacts on existing town centres • That locations are accessible.

Policy 3D.2 of the London Plan states that boroughs should: “….relate the scale of retail, commercial and leisure development to the size and role of a centre and its catchment and encourage appropriate development on sites in town centres in the network. If no town centre sites are available in the network provision should be made on the edge of centres in the network”.

Policy 2A.5 of the London Plan states that boroughs should: • Have regard to the network of international, metropolitan, major and district centres, • Identifying local centres. • Exploit and enhance the accessibility of town centres. • Provide for a full range of town centre functions. • Seek to sustain and enhance the vitality and viability of town centres including maximising housing provision through high density mixed use development.

Further Alterations to the London Plan places emphasis on the policy to enhance the vitality and viability of town centres and to resist out of centre development (revised Policy 2A.5 and paragraphs 2.15 and 2.16i).

Planning policy emphasis is therefore for town centre retail development. The applicant has submitted a retail assessment to demonstrate why sites in Edgware Town Centre are not appropriate. The retail assessment demonstrates that there are no sites the same size as Oriental City within Edgware Town Centre, but this does not take into account the potential disaggregation of the retail elements. In fact, the existing Oriental City comprises more than retail as there are restaurants, offices and leisure. All these existing elements are treated as indivisible in the retail assessment and no clear reasons are given for the failure to consider the desirability of including individual elements in Edgware Town Centre.

51 The impact of existing committed development, excluding the Oriental City Development, on Edgware is forecast to be 8.2%.(i.e. forecast turnover in 2016 would be 8.2% lower than what it would be if those developments did not happen). When Oriental City is factored in that figure rises to 9.8%. This is considered to be very close to the borderline of acceptable impact, which is normally assessed at around 10%.

The study however claims that the proposed Oriental City redevelopment will fulfill a qualitative need, that there is a requirement for additional retail floorspace in Brent and Barnet and it will not have a detrimental impact on the vitality and viability of Edgware Town Centre.

It is proposed to limit the type of retail development to ‘bulky goods’, the rest of the retail development is to be occupied by a replacement for Oriental City and a new B & Q. It is felt that this will give protection to the more traditional town centre retail uses to be found in Edgware Town Centre.

However, significant concern remains about the principle of this new retail development in an out of centre location which is contrary to government , strategic and local plan policy. Officers would wish to discuss further evidence from the applicants relating to the sequential approach and alternative locations within Barnet.

Transport & Highway Impacts This site is situated within the adjoining borough of Brent, along the western side of the A5 and: • has a PTAL (public transport accessibility level) score of 3 (on a scale of 1-6 where 1 is Low & 6 is High). Colindale (Northern line) is the nearest tube station and is about a 800m walk away. • Colindale Controlled Parking Zone (including Annesley Avenue) is subject to a one hour restriction, Mon-Fri 2-3pm, whereas The Greenway and environs are not protected by parking restrictions. • has reasonably good access to a range of facilities.

There are concerns about the robustness of the analysis set out within the Transport Assessment submitted in support of the planning application. What is clear, however, is that the proposals will result in a significant increase in trip-making to and from this location, that a substantial proportion of this movement will be car-borne, and that vehicular movement to and from the site will be via the A5.

In terms of the transport aspects of the development proposals, there are three significant areas of concern: • Parking • Traffic impact • Other transport impacts

Parking Dedicated car parking for the residential element of the scheme is provided at the ratio of 0.7 spaces per residential unit. Although this appears to be in line with the parking standards adopted by LB Brent, concerns are raised that car ownership levels could exceed provision and potentially result in impacts within LB Barnet. Substantial parking provision exists within the site, serving other uses and the development of a Parking Management Plan (potentially involving shared use) could address these concerns.

52 Traffic Impact A number of issues have been identified in respect of the analysis carried out by transport consultants on behalf of the developer. These concerns include the time periods selected for analysis, the projected increase in traffic, and where the impact may take place on the highway network. Most crucially, no improvements have been proposed at the junction of the A5 / Colindale Avenue. It is considered essential that a recognition and financial contribution is made to highway improvements at this junction, which is recognised as being at / near capacity at peak times.

Other Transport Impacts The increased trip making that will result from the development needs to be fully considered and appropriate mitigation and improvements provided. This is likely to include a contribution to improvements to the pedestrian environment between Oriental City and Colindale tube station, funding support for increased frequency of bus services as necessary, and funding to allow a review and potential enhancement of waiting restrictions within LB Barnet.

The above concerns should be addressed through an appropriate Section 106 agreement involving relevant parties but the application has failed to properly recognise and address the transport implications arising from the development.

Discussions have taken place related to the transport elements of the scheme (including the issues above), involving officers of LB Barnet, LB Brent and TfL. Some agreement has been reached on the preferred way forward and the applicant has been made aware of this. Further discussions may take place and, if so, a verbal update will be provided to members as appropriate.

Impact on the Street Scene The proposed development will represent a change in scale along the Edgware Road. Most properties along the road are 2 to 3 stories punctuated with occasional tall buildings such as Hyde House and Colindale Telephone Exchange(13 stories) and Merit House (14 stories) further to the north. Proposed schemes in Barnet such as 1 Colindale Avenue (up to 8 stories) and Zenith House (up to 12 stories) are heavily modelled, with the high point concentrated on a small area actually on the street corner creating a focus for the development and reducing in height towards the two storey housing. The taller elements of the buildings mark important corners in the same way as Victorian public housing traditionally mark street corners.

Oriental City is of a very different design and scale. Along the Edgware Road Oriental City comprises a 5 storey base with 6 residential stories above. This effectively produces an eleven storey slab along the Edgware Road. The height of this podium will create a very different scale to this section of the street. This is not a traditional shopfront layout as escalators will take customers from the retail floor plate – a half storey above the pavement – to the required level. This, combined with the heavy traffic on the A5, gives rise to concern about the pedestrian environment created.

The proposed development will therefore result in a ‘wall’ of development along the Edgware Road including a residential rising to the equivalent of 25 storeys. No justification is provided as to whether such a ‘local landmark’ can be justified in urban design terms. If such a development is permitted then it will be difficult to resist similar buildings on either side of the Edgware Road.

53 Provision of a new Primary School The provision of a new primary school is welcomed, however although the provision of a site is agreed, there remains some uncertainty over whether the money is available to build and run the school. It is unlikely that there will be any surplus places in Barnet primary schools to accommodate extra children arising from the development.

Location of PCT facilities Discussions have taken place with Brent and Barnet PCT to facilitate a General Practice surgery of similar on site. Barnet PCT are unable to take floorspace within Brent Borough boundaries . Brent PCT do not require additional floorspace because of the close proximity of the Stag Lane PCT. A financial contribution to the Stag Lane PCT will be provided as requested by Brent PCT.

3. CONCLUSION

The London Borough of Barnet does not object to this proposal in principle and considers the scheme to present an innovative solution to high density development. It does however have reservations about the extent of retail expansion envisaged, the height of the proposed residential tower and potential highway impact. On this basis it would like to see further consideration of these matters to ensure full compliance with strategic and local policy guidance.

WA00126D/06 – ORIENTAL CITY, EDGWARE ROAD NW9