LOCATION: Colindale Telephone Exchange The Hyde London NW9 6LB REFERENCE: 18/0352/FUL Validated: 09.02.2018 WARD: Colindale Expiry: 11.05.2018 APPLICANT: Telereal Trillium PROPOSAL: Hybrid (part full/part outline) application for the phased comprehensive redevelopment of the site for a maximum of 505 residential dwellings (Use Class C3); and up to 743 sqm of flexible commercial floorspace (within Use Class A1, A2, A3, B1, D1, and D2) in buildings ranging from 3 to 17 storeys along with associated means of access, car parking, amenity space, landscaping, and other associated works and improvements. Full planning permission sought for Phase 1 comprising 1.02 hectares of the Site for 244 residential dwellings (Use Class C3); 193 sqm of flexible commercial floorspace (within Use Class A1, A2, A3, B1, D1, and D2) along with associated internal road layout and means of access, car parking, amenity space, landscaping, and other associated works and improvements. Outline planning permission sought for Phases 2 and 3 comprised 1.157 ha of the Site, with all matters reserved for up to 261 residential dwellings (Use Class C3), 550 sqm of flexible commercial; floorspace (within Use Class A1, A2, B1, D1, and D2) along with associated car parking, amenity space, landscaping, and other associated works and improvements. (The application is accompanied by an Environmental Statement) EXECUTIVE SUMMARY The application comprises a part detailed, part outline application for the comprehensive redevelopment of Colindale Telephone Exchange site to provide a residential-led mixed use scheme comprising up to 505 residential units. It should be noted that the scheme has been the subject of a comprehensive pre-application process with officers. Of significant note, is the affordable housing provision of the scheme which will comprise of 35% which is in line with the Mayor of London’s Housing and Viability SPG and is significantly above the level of affordable housing that has been delivered on similar sites in the local area (most pertinently, the adjoining Rushgroves development which delivered 20%). Officers consider that the level of affordable housing should be considered as significant benefit to the scheme and should weigh strongly in favour of any balanced judgement to be made. The affordable housing aspect of the scheme is discussed fully in section 8.0 of this report. The development proposals also provide a varied mix of residential units – in tandem with delivering a high-quality scheme for this important gateway into Colindale and along the Edgware Road (A5) designated ‘key corridor of change ’ whereby a number of residential-led schemes are currently coming forward (including directly adjacent to the Former Homebase site, Rookery Way). The existing site is principally used under the B1 and B2 use class as a telephone exchange and switching centre however the current occupier is vacating the premises as part of a holistic rationalisation of their estate, with substantial areas of the Site currently unused/underutilised . Given the bespoke form and layout of the building and the proximity of the site to both the Brent Cross/Cricklewood and Colindale Regeneration areas where there are large quantities of employment floorspace being delivered, the continued use of the site for employment purposes is unviable and undesirable. The change of use to provide a residential led mixed use scheme is therefore supported by officers. The principle of the change of use is discussed fully in paragraphs 5.2-5.12 of this report. The residential density of the scheme is considered to be appropriate for its location and would be expressed in a building scale and form which is considered to be acceptable. The scheme would deliver an optimised housing density which would make a valuable contribution towards the borough’s wider housing delivery targets. The density of the scheme is discussed fully in paragraphs 6.1-6.9 of this report. The scheme has been design led and the layout has been well considered in order to ensure that there would be a good quality of accommodation for future occupiers whilst also ensuring that the scheme would not unacceptably impact on the residential amenity of adjoining residents. The quality of the accommodation provided and the impact on the amenity of adjoining residents are discussed fully in sections 7.0 and 10.0 of this report respectively. The site is located outside of the areas identified as being suitable for tall buildings within Policy CS5 of the Local Plan, however officers consider that there is clear justification for tall buildings being acceptable in this location. Most pertinently is the height and the scale of the existing telephone exchange building, the approved tall building on the emerging Rushgroves site and the location of the application site at a strategic point at the southern end of the A5 corridor. The development also demonstrates a high design quality with a clear and legible architectural rationale. The visual impacts of the development are discussed fully in section 9.0 of this report. In terms of transport, the scheme would deliver 251 parking spaces across all phases at an approximate ratio of 0.5 spaces per unit. Given the site location, characteristics and the wider benefits being delivered. The scheme has maximised opportunities for parking at basement, undercroft and grade level and officers consider that in this instance the level of parking is acceptable. The level of parking provided should also be considered in the context of the additional bus service being provided through the S106 at a cost of £450,000 and the cycle lane feasibility study and implementation secured at a cost of £250,000. Both of these measures would reduce car dependence through the promotion of sustainable modes of travel. A CPZ in the local area is also being implemented pursuant to the planning permission at the adjoining Rushgroves site which, when combined with a TMO to prevent future occupiers from applying for a parking permit, will ensure that no overspill parking would impact on neighbouring streets. The transport impact of the development is discussed fully in Section 15.0 of this report. Sustainability, air quality, flooding and all other matters are addressed within the relevant sections of this report and officers consider that, subject to the conditions and S106 obligations outlined, the scheme would be acceptable in all these regards. Having regard to all matters and having carried out a robust and comprehensive assessment of the application, officers recommend that the application is approved subject to the conditions and planning obligations outlined in the subsequent section of this report. RECOMMENDATION Recommendation 1 The application being one of strategic importance to London it must be referred to the Mayor of London. As such any resolution by the committee will be subject to no direction to call in or refuse the application being received from the Mayor of London. Recommendation 2 Subject to Recommendation 1 above, the applicant and any other person having a requisite interest be invited 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 which is considered necessary for the purposes of seeking to secure the following, subject to any changes as considered necessary by the Head of Development Management: (a) Legal Professional Costs Recovery The Council’s legal and professional costs of preparing the Agreement and any other enabling arrangements will be covered by the applicant. (b) Enforceability All obligations listed to become enforceable in accordance with a timetable to be agreed in writing with the Local Planning Authority. (c) Affordable Housing 35% of habitable rooms to be provided as affordable with a tenure split of 37% Affordable Rent and 64% Shared Ownership. All affordable housing to secured in perpetuity and an early stage review mechanism is to be secured. (d) Employment and Enterprise The applicant would be required to enter into a Local Employment Agreement with the Council to secure a minimum of the following: - Progression into employment, less than 6 months – 11 - Progression into employment, more than 6 months – 7 - Apprenticeships – 18 - Work experience – 24 - School / College / University site visits – 214 - School / College workshops – 118 Alternatively, the applicant may wish to make a financial contribution in lieu of the employment outcomes outlined above. Such a contribution would be commensurate with the number of outcomes secured and in line with SPD guidance. (c) Bus Service Contribution A contribution of £450,000 (£90 per year over 5 years) to provide an additional bus service in the vicinity of the site. (d) Traffic Management Order A contribution of £2,000 towards the amendment of Traffic Management Order (TMO) to ensure that the new occupants are prevented from purchasing parking permits in local CPZs. (e) Travel Plans The proposed development would require provision of 2 separate Travel Plans as follows - A Strategic Level Residential Travel Plan requiring monitoring contributions of £20,000; - A Full Commercial Travel Plan requiring monitoring contributions of £15,000. Residential Travel Plan incentives to be secured with each 1st household to be offered to select 2 of the 3 following incentives to the value of £300 (up to a maximum of £151,500): - Oyster card with £150 credit - Cycle shop voucher to the values of £150 - Car club credit/membership to the value of £150 (g) Car Club At least 2 car club spaces must be provided on the development with a commitment to monitor use and to add additional spaces should demand be demonstrated. (h) Carbon Offset Contribution A carbon offset contribution would be secured in order to mitigate the shortfall below the zero-carbon target. The final contribution would be ascertained at the point the application is referred to the Mayor and would be calculated using the published GLA formula for such contributions.