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Planning Statement 14t Planning Statement Proposed Mixed-Use Development at 403-405 Edgware Road London NW2 6LN November 2020 CONTENTS 1.0 Introduction 2.0 Site Description & Surroundings 3.0 Planning History 4.0 Pre-Application Engagement 5.0 The Proposed Development 6.0 Planning Policy Framework 7.0 Planning Assessment – Principle of Development & Proposed Uses 8.0 Planning Assessment – Scale and Height Considerations 9.0 Planning Assessment – Consideration of Other Planning Issues 10.0 Planning Conditions 11.0 Balance of Planning Issues & Conclusion APPENDICES A. Sequential Assessment B. Expressions of Interest 1 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared on behalf of AMAFHH Investments Limited (‘AMAFHH’) in relation to their proposal for a mixed-use development on the site which they own at 403-405 Edgware Road (‘the application site’). 1.2 The proposed description of development is: Demolition of existing building and basements and replacement with mixed-use development (24,712 sq. m GIA) incorporating 17 storey building and 3 basements, comprising: flexible light industrial (Class E)/B2/B8 employment space (in accordance with Part 3 of Schedule 2 (Class V) of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)); Class C1 Hotel (including ancillary gym, spa and swimming pool); Class F.1 Conference Centre; Class F.2 community hub; basement car parking accessed from Oxgate Lane (providing 76 car parking spaces); cycle parking; internal service yard; coach drop-off lay-by; management and back of house areas; plant; roof garden and outdoor terraces; public realm improvements and associated works. 1.3 This application is supported by the following documents: • Duly completed forms and Ownership Certificates • Covering Letter • Planning Statement (this document) • Design & Access Statement • Healthy Streets Transport Assessment Statement • Framework Travel Plan • Site Management and Operation Strategy • Construction Logistics Plan • Townscape Visual Impact Assessment • Noise Impact Assessment • Air Quality Assessment • Heritage Assessment • Phase I Geoenvironmental Desk Study & Preliminary Basement Impact Assessment Report • BREEAM Pre-Assessment & Sustainability Report • Energy Report • Energy Strategy - BRUKLOutput Doc (Be Lean & Be Clean) • Energy Strategy - BRUKLOutput Doc (Be Green) • Energy Strategy - GLA Carbon Emission Reporting Spreadsheet • Flood Risk Assessment & Drainage Strategy • Condition Report on Structure • Landscape Management & Maintenance Plan • Ecology Assessment • Arboricultural Impact Assessment • Statement of Community Involvement • CIL Questions • Drawings (as detailed in the schedule below) Drawing Description Drawing Number Rev Date Scale Site Location Plan EDG-TOD-ZZ-ZZ-DR-A-100-110 1 25.10.2020 1:1250 @A4 2 Site Location Plan EDG-TOD-ZZ-ZZ-DR-A-100-110 1 25.10.2020 1:1250 @A4 Existing Ground Floor Plan EDG-TOD-ZZ-00-DR-A-200-200 1 07.10.2020 1:200 @A1 Existing First Floor Plan EDG-TOD-ZZ-00-DR-A-200-210 1 07.10.2020 1:200 @A1 Existing Second Floor Plan EDG-TOD-ZZ-00-DR-A-200-220 1 07.10.2020 1:200 @A1 Existing Roof Plan EDG-TOD-ZZ-B2-DR-A-200-230 1 29.10.2020 1:200 @A1 Existing Basement -1 EDG-TOD-ZZ-B2-DR-A-200-201 1 09.12.2019 1:200 @A1 Existing Basement -2 EDG-TOD-ZZ-B1-DR-A-200-202 1 09.12.2019 1:200 @A1 Existing Elevations EDG-TOD-ZZ-ZZ-DR-A-300-100 1 28.10.2020 1:200 @A2 Existing Courtyard Elevations EDG-TOD-ZZ-ZZ-DR-A-300-101 1 07.10.2020 1:200 @A1 Proposed Site Plan EDG-TOD-ZZ-ZZ-DR-A-100-130 1 01.09.2020 1:1250 @A1 Proposed Ground Floor EDG-TOD-ZZ-00-DR-A-200-100 1 07.10.2020 1:200 @A1 Proposed First Floor EDG-TOD-ZZ-01-DR-A-200-101 1 07.10.2020 1:200@A1 Proposed Second Floor EDG-TOD-ZZ-02-DR-A-200-102 1 07.10.2020 1:200 @A1 Proposed Third Floor EDG-TOD-ZZ-03-DR-A-200-103 1 07.10.2020 1:200 @A1 Proposed Podium EDG-TOD-ZZ-04-DR-A-200-104 1 07.10.2020 1:200 @A1 Proposed Typical Hotel Floor EDG-TOD-ZZ-ZZ-DR-A-200-105 1 07.10.2020 1:100 @A1 Proposed Fifteenth Floor EDG-TOD-ZZ-15-DR-A-200-106 1 07.10.2020 1:200 @A1 Restaurant / Terrace Lounge Proposed Roof Plan EDG-TOD-ZZ-20-DR-A-200-107 1 07.10.2020 1:250 @A1 Proposed Basement -1 EDG-TOD-ZZ-B1-DR-A-200-010 1 07.10.2020 1:200 @A1 Proposed Basement -2 EDG-TOD-ZZ-B2-DR-A-200-020 1 07.10.2020 1:200 @A1 Proposed Basement -3 EDG-TOD-ZZ-B3-DR-A-200-030 1 07.10.2020 1:200 @A1 Proposed South East Elevation EDG-TOD-ZZ-ZZ-DR-A-300-301 1 07.10.2020 1:200 @A1 Proposed South East Elevation EDG-TOD-ZZ-ZZ-DR-A-300-302 1 07.10.2020 1:500 @A1 (Streetscape) Proposed Edgware Road EDG-TOD-ZZ-ZZ-DR-A-300-303 1 07.10.2020 1:200 @A1 Elevation Proposed Edgware Road EDG-TOD-ZZ-ZZ-DR-A-300-304 1 07.10.2020 1:500 @A1 Elevation (Streetscape) Proposed Oxgate Lane EDG-TOD-ZZ-ZZ-DR-A-300-305 1 28.10.2020 1:200 @A1 Elevation Proposed Oxgate Lane EDG-TOD-ZZ-ZZ-DR-A-300-306 1 28.10.2020 1:500 @A1 Elevation (Streetscape) Proposed South West EDG-TOD-ZZ-ZZ-DR-A-300-307 1 07.10.2020 1:200 @A1 Elevation Proposed South West EDG-TOD-ZZ-ZZ-DR-A-300-308 1 07.10.2020 1:500 @A1 Elevation (Streetscape) Proposed Section AA EDG-TOD-ZZ-ZZ-DR-A-400-401 1 07.10.2020 1:200 @A1 Proposed Longitudinal EDG-TOD-ZZ-ZZ-DR-A-400-402 1 07.10.2020 1:500 @A1 Section AA Proposed Section BB EDG-TOD-ZZ-ZZ-DR-A-400-403 1 07.10.2020 1:200 @A1 Proposed Longitudinal EDG-TOD-ZZ-ZZ-DR-A-400-404 1 07.10.2020 1:500 @A1 Section BB Proposed Section CC EDG-TOD-ZZ-ZZ-DR-A-400-405 1 07.10.2020 1:200 @A1 Proposed Longitudinal EDG-TOD-ZZ-ZZ-DR-A-400-406 1 07.10.2020 1:500 @A1 Section CC Landscape Proposal 6570_L_200 A 00.10.2020 1:200 @A1 Landscape Proposal – Roof 6570_L_201 A 00.10.2020 1:200 @A1 Terrace Hardscape Plan 6570_L_202 A 00.11.2020 1:100 @A1 Planting Plan 6570_L_203 A 00.10.2020 1:100 @A1 3 1.4 This suite of documents demonstrate that the application proposals accord with development plan policy and that there are significant material considerations which weigh in favour of development. 1.5 This Planning Statement is structured as follows: • Section 2 ‐ Site Description & Surroundings: This section describes the site and surrounding area, providing context for the proposed development • Section 3 – Planning History: This section discusses the planning history of the application site. • Section 4: Pre-Application Engagement: This section summaries pre-application engagement carried out on the proposed development, discussing on the pre- application responses received from LB Brent and TfL, and other stakeholders (including local residents and businesses) following public consultation on the application. • Section 5 ‐ The Proposed Development: This section describes the proposed developments. • Section 6 ‐ Development Plan Framework: This section provides a commentary on the development plan and NPPF, together with other material considerations. • Section 7 - Planning Assessment - Principle of Development and Proposed Uses: This section evaluates the proposed development against the relevant policies of the development plan and national planning policy/guidance and material considerations. • Section 8 - Planning Assessment – Scale, Massing & Design Issues: This section goes beyond the principle of the proposed uses, and assesses the other plnning issues associated with the proposed development. • Section 9 - Planning Assessment – Consideration of Other Planning Issues: This section goes beyond the principle of the proposed uses, and assesses the other plnning issues associated with the proposed development. • Section 10 ‐ Planning Conditions: This section outlines the planning conditions volunteered by the applicant. • Section 11 ‐ Balance of Planning Issues & Conclusion - This section balances the benefits of the proposal against all planning issues. 4 2.0 SITE DESCRIPTION & SURROUNDINGS The Application Site 2.1 The application site is located within LB Brent, adjacent to its eastern boundary, which adjoins the LB Barnet. The site is located within the Staples Corner ‘Strategic Industrial Location’ at the junction of Edgware Road (A5) and Oxgate Lane, with the existing building fronting onto both streets. To the north of the site are the junctions of the A406 with the M1, and the A41 (to the north east). The locaiton of the site is illustrated in Figure 1 (below): Figure 1: Site Location 2.2 The redlined application site, measuring 0.43 ha (4,322 sqm), includes both the developable area in Amafhh’s ownership (which measures 0.3 ha / 2,898 sq. m) and adjoining highway land (required to facilitate public realm improvements and for the coach lay-by and vehicle access into the basement car park). The developable area currently accommodates a three- storey flat roofed building built around a central (open) parking area. The building, which has been vacant and in a state of disrepair for several years, was constructed between 1937 and 1939 and, for the majority of its life was used as offices and laboratories. 2.3 Vehicular access to the site is via an access from Oxgate Lane, in the north west corner of the site, where there is a small servicing road adjoining the western edge of the site.
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