planning report PDU/2896a/02 13 February 2013 The Howbury Centre, Slade Green in the London Borough of Bexley planning application no. 12/01219/OUTM Strategic planning application stage II referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal Erection of mixed use development with both outline and full elements comprising outline details for demolition of existing buildings and provision of up to 94 residential dwellings and retail up to 300 sq.m. floorspace (A1) with all matters reserved. Full details for 278 residential dwellings including vehicular access, landscaping, open space and other ancillary works The applicant The applicant is Redrow Homes, and the agent is Tetlow King Ltd. Strategic issues At the consultation stage further information was requested to justify the loss of a former school site, community facilities and playing fields. The applicant was further requested to provide further information and changes to: housing mix and affordable housing provision, planning obligations, urban design and housing quality, inclusive access, sustainable energy and transport. The Council’s decision In this instance Bexley Council has resolved to grant permission/ agree a dual recommendation resolving to grant permission but giving delegated authority for officers to refuse permission if the Section 106 agreement is not signed within a specified date. Recommendation That Bexley Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. Context 1 On 24 August 2012 the Mayor of London received documents from Bexley Council notifying him of a planning application of potential strategic importance to develop the above site S:\Planning Decisions\Cases\2896a\Stage 1 Report page 1 for the above uses. This was referred to the Mayor under Category 1A and 3c of the Schedule to the Order 2008: 1A: provision of more than 150 residential units. 3c: development which is likely to prejudice the use as a playing field of more than 2ha. 2 On 2 October 2012 the Mayor considered planning report PDU/2896/01, and subsequently advised Bexley Council that the application did not comply with the London Plan, for the reasons set out in paragraph 107 of the above-mentioned report; but that the possible remedies set out in paragraph 109 of that report could address these deficiencies. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, the application has been revised in response to the Mayor’s concerns (see below). On 31 January 2013 Bexley Council decided that it was minded to grant planning permission and on 1 February 2013 it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct Bexley Council under Article 6 to refuse the application or issue a direction to Bexley Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application and any connected application. The Mayor has until 14 February 2013 to notify the Council of his decision and to issue any direction. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 has been taken into account in the consideration of this case. 5 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 6 At the consultation stage Bexley Council was advised that the application did not comply with the London Plan, for the reasons set out in paragraph 107 of the above-mentioned report; but that the possible remedies set out in paragraph 109 of that report could address these deficiencies: Principle of development: The applicant in conjunction with Bexley Council are requested to provide further information in relation to the loss of community facilities and playfields in response to London Plan polices 3.16, 3.18 and 3.19 for the principle of development to be compliant with The London Plan; details on where the library, pupil referral unit and other community uses are to be located elsewhere in the borough. Housing mix: the applicant should agree to fix the agreed housing mix for phase 3 within the s106 agreement. Affordable housing and planning obligations: Further justification is required from both the borough and applicant over the low level of affordable housing is required on a windfall greenfield site, especially if s106 contributions are to be prioritised for other objectives. Furthermore, details should be provided on how the capital receipts are to be utilised and the mechanism that will be adopted to meet the requirements of policy 8.2 of S:\Planning Decisions\Cases\2896a\Stage 1 Report page 2 the London Plan – the applicant should agree to engage with GLA offices for further advice on resolving this matter. Affordable housing: A minimum level of affordable housing to be located in the outline application for phase 3 should be agreed and this should be secured and referenced in the s106 agreement condition. Urban Design: The applicant should consider modification of the development layout; provide further detail on the outline phase 3 in the form of parameter plans, design code and indicative layouts; all phase 1 and 2 residential units should meet London Plan minimum space standards; and confirmation provided that the phase 3 indicative layouts can meet the design guide and space standards and reference is made to the GLA design guide through condition in the s106. Children’s playspace: the applicant should provide a calculation of child yield and relate this to planned plays areas contained in the masterplan. Access & inclusive design: A need for a more comprehensively presented inclusive design strategy which responds to the issues raised relating to site layout, housing unit design, parking and inclusive public realm design. The applicant should include of 10% wheelchair accessible units across all tenures and this should be secured by condition in s106 agreement for the outline proposals for phase 3. Sustainable energy: Further revisions and information is required before the proposals can be considered acceptable and the carbon dioxide savings verified. Transport: further information and clarification is required before the proposals can be considered to fully accord with London Plan policy in terms of highway impact, public transport, walking and cycling, car parking, construction and provision of a travel plan. The applicant should agree to discussions on the outlined conditions proposed for the s106 agreement. Principle of development: 7 At the consultation stage the applicant in conjunction with Bexley Council were requested to provide further information in relation to the loss of school site, community facilities and playfields for the principle of development to be compliant. Furthermore, details on where the library, pupil referral unit and other community uses are to be located elsewhere in the borough were requested. 8 The applicant, with support from Bexley Council, has provided an overview of the background to the school site and playing redevelopment. It is noted that Bexley Council is reinvesting £8.5 million into the community facilities and schools expansion programme in Slade Green as part of a wider regeneration programme. Loss of a potential school site 9 Howbury secondary school closed in August 1992 due to decrease in demand for secondary school places and has since been used for range of community functions. The applicant, supported by Bexley Council, take the position that the use of the application site for educational purposes has ceased and planning permission would be required to revert back and the site development does not result in the loss of existing secondary educational facility. S:\Planning Decisions\Cases\2896a\Stage 1 Report page 3 10 Bexley Council are in the process of producing a “commissioning plan for education” – to identify and have a shared view on current and future demand for school places. The demographic work undertaken with commissioning plan shows a shortage of reception places in the borough but not secondary school places. Data shows that 273 of the 3,454 year 7 places were available in September 2012. Bexley Council believes that there is sufficient provision until around 2019 (six years). Furthermore, pupils who live in the local area of the application site currently have access to the new Crayford Academy (opened 2011) located 2 miles away. 11 The applicant states that changing policy and the impact of free schools and other government initiatives may mean the extra demand will be met elsewhere. Potential capacity (surplus provision) has been identified by the applicant at the new Greenwich Free School (100 places); Greenwich Technical College opening in 2013 (300 places) for students aged 14 -16 in Greenwich, Bexley and Lewisham. 12 The applicant further states that even if there was demand, the cost of converting/ redeveloping the Howbury site is cost prohibitive due to the age