PLANNING COMMITTEE: 17/12/2008 Item Nos
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PLANNING COMMITTEE: 17/12/2008 Item Nos. 01 and 02 Reference Numbers: (i) P/2007/4246 (ii) P/2007/4248 Address: (i) (ii) Arcadia Centre (all), 9 - 29 (consecutive) and 36 - 42 (consecutive) The Broadway, 1 - 10 (consecutive) Central Chambers 1 - 4 (consecutive) Haven Place Flower Haven Springbridge Road, land over the Railway between Springbridge Road and Central Chambers and car park adjacent to Haven Green, Ealing, W5 2ND Ward: (i) Ealing Broadway Proposal: (i) Full Application including Environmental Impact Assessment (P/2007/4246): Demolition of existing buildings and erection of 7 buildings Block A North - 2/6/7 storeys, A South - 1/2/4/6/8 storey with basement, B 2/5/7/8 storey, C - 3/5/11 storey, D - 2/3/9/10/11/12 storey, E 2/3/9/10/11/12 storey and F 19/25/26 storeys containing approximately 17,279 square metres of retail shops (Use Class A1), 1,363 square metres of cafes/restaurants (A3), 490 square metres of offices (B1(a)), 1,861 square metres of leisure facilities (D2) and 567 residential units, provision of 2 basement floors containing 352 car parking spaces (of which 230 are for the residential element including 16 spaces for the car club and 60 disabled spaces and 122 are for the retail and commercial uses including 7 disabled spaces), parking for 631 cycles (567 for the residential use and 64 for the retail and commercial uses), servicing area and plant and equipment with vehicular access off Springbridge Road, pedestrian accesses off Springbridge Road, Haven Green and The Broadway, landscaping, formation of areas of public realm, amenity space for the residential uses and ancillary works. (Conservation Area Consent also received ref. P/2007/4248) (ii) Conservation Area Consent Application (P/2007/4248): Conservation Area Consent for the demolition of existing buildings at 1- 23 (consecutive) Arcadia Centre, 9 - 29 (consecutive) and 36 - 42 (consecutive) The Broadway, 1 - 10 (consecutive) Central Chambers, 1 - 4 (consecutive) Haven Place in conjunction with redevelopment proposals to provide a mixed development of 17,279 square metres of retail shops, 1,363 square metres of cafes/restaurants, 490 square metres of offices, 1,861 square metres of leisure uses (D2) and 567 residential units, with underground car and cycle parking, vehicular and pedestrian accesses, landscaping, public realm, amenity space and ancillary works. Drawing numbers: Site Plans 1145-00-01 Proposed Site Plan 1145-00-02 Existing Plan 1145-00-03 Proposed Plan 1145-00-04 Demolition Plan 1 of 183 PLANNING COMMITTEE: 17/12/2008 Item Nos. 01 and 02 Existing Elevations 1145-00-05 Existing Site West/East Elevation 1145-00-06 Existing North/South Elevation Floor plans 1145-02-002 Basement Level -2 1145-02-001 Basement Level -1 1145-02-00-L Ground Floor Plan – Lower 1145-02-00-U Ground Floor Plan – Upper 1145-02-01 First Floor Plan 1145-02-02 Second Floor Plan 1145-02-03 Third Floor Plan 1145-02-04 Fourth Floor Plan 1145-02-05 Fifth Floor Plan 1145-02-06 Sixth Floor Plan 1145-02-07 Seventh Floor Plan 1145-02-08 Eighth Floor Plan 1145-02-09 Ninth Floor Plan 1145-02-10 Tenth Floor Plan 1145-02-11 Eleventh Floor Plan 1145-02-12 Twelfth Floor Plan 1145-02-13 Thirteenth Floor Plan 1145-02-14 Fourteenth Floor Plan 1145-02-15 Fifteenth Floor Plan 1145-02-16 Sixteenth Floor Plan 1145-02-17 Seventeenth Floor Plan 1145-02-18 Eighteenth Floor Plan 1145-02-19 Nineteenth Floor Plan 1145-02-20 Twentieth Floor Plan 1145-02-21 Twenty-first Floor Plan 1145-02-22 Twenty-second Floor Plan 1145-02-23 Twenty-third Floor Plan 1145-02-24 Twenty-fourth Floor Plan 1145-02-25 Twenty-fifth Floor Plan Elevations 1145-04-01 Contextual Elevation North 1145-04-02 Contextual Elevation West 1145-04-03 Contextual Elevation South 1145-04-04 Contextual Elevation East Sections 1145-05-01 Section 1-1 1145-05-02 Section 2-2 1145-05-03-04 Section 3-3 / 4-4 1145-05-05 Section 5-5 1145-05-06 Section 6-6 1145-05-07 Section 7-7 1145-05-08 Section 8-8 1145-05-09 Section 9-9 1145-05-10 Section 10-10 1145-05-11 Section 11-11 1145-05-12 Section 12-12 1145-05-13 Section 13-13 1145-05-13 Section 14-14 1145-05-15 Section 15-15 2 of 183 PLANNING COMMITTEE: 17/12/2008 Item Nos. 01 and 02 Public Realm WT1254B05 Landscape Plan Drawing numbers Application for Conservation Area Consent P/2007/4248 1145-00-04 Demolition Plan Supporting documents Volume 1: Environmental Statement – Main Document, prepared by Waterman Environmental Volume 2: Townscape and Visual Assessment, prepared by Urban Initiatives, November 2008. Volume 3: Appendices Appendix 1: Planning Statement, prepared by GVA Grimley Ltd, October 2008. Appendix 3A: Scoping Report, prepared by Waterman Environmental, December 2006. Appendix 3B: Scoping Opinion, prepared by Ealing Borough Council, March 2007. Appendix 3C: Aviation Study, prepared by Donald Butler Associates, July 2008. Appendix 5A: Design and Access Statement Including Landscape Strategy, prepared by HKR Architects and Foster and Partners, October 2008, updated November 2008. Appendix 5B: Sustainability Statement, prepared by Waterman Environmental, November 2008. Appendix 5C: Energy Strategy, prepared by RYB Konsult, August 2008. Appendix 5D: Arboricultural Assessment, prepared by Eddie Butler, October 2008. Appendix 8A: Social Impact Statement, prepared by Hunt Dobson, November 2008. Appendix 8B: Retail Statement, prepared by GVA Grimley Ltd, October 2008. Appendix 10: Archaeological Desk Based Assessment, prepared by Museum of London, August 2008. Appendix 11A: Built Heritage Assessment, prepared by Waterman 3 of 183 PLANNING COMMITTEE: 17/12/2008 Item Nos. 01 and 02 CPM, September 2008. Appendix 12: Phase 1 Land Quality Assessment, prepared by Waterman Environmental, July 2006. Appendix 13: Flood Risk Assessment, prepared by Waterman Civils, August 2008. Appendix 14: Transport Assessment, prepared by Savell Bird & Axon, September 2008. Appendix 15: Air Quality Modelling Report, prepared by Cambridge Environmental Research Consultants, August 2008. Appendix 16: Noise and Vibration Assessment, prepared by Waterman Environmental, October 2008. Appendix 17: Daylight, Sunlight, Overshadowing and Light Pollution, prepared by Gordon Ingram Associates, October 2008, updated November 2008. Appendix 18: Wind Tunnel Test Report, prepared by RWDI Anemos, September 2008. Bay Studies, further design detail, prepared by HKR, November 2008 Retail Development Document, prepared by HKR, November 2008. Types of Application: (i) Full EIA Application (13-Weeks) (ii) Conservation Area Consent Planning Officers: Neil Bleakley Jason kaye Applications Received: 07/09/2007: Planning Application and Conservation Area Consent 07/10/2008: Amendments to Application 10/11/2008: Addendum to Application 1.0 SUMMARY Introduction The proposal is for a mixed use development on the Arcadia site in Ealing Town Centre. It would involve demolition of most of the buildings on the site and would comprise18,642m2 of retail (A1, A2 and A3), 1861m2 of leisure and 490m2 of office floor space (B1) and 567 residential units (of which 79 are affordable). The development would be high density in recognition of the site’s location in a metropolitan centre and with a high public transport accessibility level (PTAL 6a excellent). The development would comprise a series of 6 buildings ranging in height from 2 to 25 storeys. Three 4 of 183 PLANNING COMMITTEE: 17/12/2008 Item Nos. 01 and 02 building would be orientated towards The Broadway with the remaining three buildings orientated towards Haven Green. The tallest building (a 25-storey tower) would be located at the northeast corner of the site opposite Ealing Broadway Station. At the base of the buildings, 2 new public squares would be created; one opposite the station and one in the centre of the site. A series of public walkways would connect these spaces to Haven Green and the remainder of the Town Centre. The development would contain 351 basement parking spaces with access off Spring Bridge Road. 231 spaces would be for the residential units and 120 for the retail/commercial uses. All servicing would occur off-street from the basement. Principle of Development/Regeneration The site has been identified for a long time as an opportunity site in the Council’s Unitary Development Plan (UDP), suitable for a mixed use development. The demolitions of buildings in the Conservation Area are considered acceptable by English Heritage and by the Council. The proposed development represents an opportunity for a retail and residential-led scheme to regenerate this part of the Ealing Town Centre. The proposals include large areas of new public realm, which would significantly improve the permeability and connectivity of the site with the rest of the town centre. The tower building would act as a local landmark and provide a new focal point for Ealing, immediately opposite the railway station and adjacent to Haven Green and the proposed bus interchange. The proposals would also be in line with the wider vision to regenerate the 'Railway Corridor' between Ealing Broadway Station and the western end of the town centre, as noted in the Ealing Town Centre Spatial Development Framework (The “Tibbalds” Report), May 2008. Retail The principle of retail as part of a mixed use scheme has been accepted and established through Development Plan policies and the site’s Development Brief. Recent retail capacity and master planning studies also confirm that Ealing Town Centre is in decline and in need of regeneration. The provision of enhanced shopping facilities would comply with planning policy at all levels. Objections have been raised to the inclusion of the retail offer on the grounds that it would have a potentially adverse effect on existing shopping frontages; that it would not be viable or would be of sufficient scale to attract shoppers or successfully compete with other centres, in particular the new 'Westfield' centre in Shepherds Bush.