Agenda Item: Committee Date 25th March 2021 Crystal Palace Park Address Thicket Road Penge London SE20 8DT Application 20/00325/OUT Officer: Claire Brew number Crystal Palace Ward Proposal Outline application with all matters reserved except (Summary) highways access for comprehensive phased regeneration of Crystal Palace Park. This will include: conservation and repair of heritage assets; removal of existing hard surfaces; alterations to ground levels and tree removal; landscaping including planting of new trees; demolition of existing buildings and structures; creation of new pedestrian paths/vehicular access roads / car, coach and cycle parking; changes of use including part of the caravan site to part public open space and part residential; erection of new buildings and structures comprising: up to 2300sqm for a cultural venue (Use Class D2), up to 530sqm of park maintenance facilities (Sui Generis) including the dismantling and reconstruction of existing maintenance depot; up to 150sqm information centre (Use Class D1); up to 670sqm for a community centre (Use Class D1); up to 3779sqm of educational institution at the Capel Manor College Farm Site (Use Class D1) of which 3399sqm comprises educational buildings and 380sqm comprises ancillary shelters/ outbuildings; and up to 16,352 sqm of residential (Use Class C3) accommodation to provide up to 210 residential dwellings, together with associated and ancillary works including utilities and surface water drainage, plant and equipment. Full planning permission is sought for alteration to highways access at Anerley Hill Gate entrance, Penge Gate car park, Old Cople Lane (Rockhills Gate), Sydenham Gate car park and the creation of three additional accesses for the residential development at Rockhills and Sydenham Villas. Applicant Agent London Borough of Bromley Mr Jim Strike, AECOM Reason for Councillor call in referral to Strategic application/Major No committee development PERMISSION SUBJECT TO LEGAL AGREMENT AND RECOMMENDATION ANY DIRECTION BY THE MAYOR OF LONDON AND THE SECRETARY OF STATE KEY DESIGNATIONS Air Quality Management Area Archaeological Priority Area Crystal Palace Park Conservation Area Green Chain Historic Park and Garden (Grade II*) Metropolitan Open Land (MOL) PTAL Level 1b-6a Renewal Areas Site of Importance for Nature Conservation Statutory Listed Buildings / Locally Listed Buildings Strategic Outer London Development Centre Views of Local Importance Table 1: Key Site Designations Land use Details Use Class or Use Approx. area description (GIA SQM) Existing - 4752 Proposed Residential 16,352 Community 670 centre Information 150 centre Education 3779 Cultural venue 2300 Park 530 maintenance facility TOTAL proposed 23,781 Table 2: Existing and proposed Land use details Existing and Proposed (Maximum) Hard and Soft Landscaping and built development SQM Total area of existing Maximum area of difference sqm Net gain % hard landscape proposed hard landscape 151,412 169,640 +18,228 +12 Total area of existing Maximum area of difference sqm Net gain% soft landscape proposed soft landscape 502,513 571,920 +69,407 +14 Total area of existing Maximum area of difference sqm Net gain % built development proposed built development 4752 23,781 +19,029 +400 Table 3: Existing and proposed hard and soft landscaping and built development (Sep 2020) Residential Use – Market units Site Number of bedrooms per unit 1 2 3 Total Rockhills 56 79 5 140 Sydenham Villas 24 46 0 70 TOTAL 80 125 5 210 Table 4: Proposed illustrative residential unit mix Car Parking: Park visitors Existing Proposed Difference in spaces (+ or -) Standard bays 348 93 Enlarged bays 0 10 Unmarked bays 117 4 Accessible bays 9 11 Active Electric 0 6 SUB-TOTAL 474 124 - 350 Temporary Event Parking 0 563 TOTAL 474 124 or 687 on event days Table 5: Existing and proposed car parking – general use (excluding the NSC) Cycle parking: Non-residential Existing Proposed Difference in spaces (+ or -) Cycle Parking 153 207 +54 Table 6: Existing and proposed Cycle Parking – general use Coach Parking Existing Proposed Difference in spaces (+ or -) Coach Parking 11 10 -1 Table 7: Existing and proposed Coach parking Car and Cycle parking: Residential Site Total No. Accessible Electric vehicle Cycle spaces spaces Spaces charging spaces Rockhills 84 10 (12%) 17 (20% active) 252 long-stay (140 units) 18 short-stay Sydenham 43 4 (9%) 8 (19% active) 128 long-stay Villas (70 8 short-stay units) TOTAL 127 14 25 406 Table 8: Proposed residential parking Car and Cycle parking: Capel Manor College Existing Total Difference in number Proposed spaces of including (+ or -) spaces spaces retained Standard car 14 0 -14 spaces Wheelchair 1 2 +1 accessible car spaces mini-bus 1 1 0 cycle 8 TBC Table 9: Existing and proposed parking – Capel Manor College Representation Neighbour letters were initially sent on 26th February summary 2020. Initial consultation was for a minimum of 21 days. The Planning Authority have also taken the following steps to ensure the application has been publicised in accordance with Regulation 19(3) of the 2017 EIA Regulations: - On 28th April the application was referred, in writing, to the Secretary of State - On 14th May site notices were posted and on 20th May a press advert was published notifying local residents and interested parties of the ES and the means by which they could view and comment on the application on the Council’s website. Due to the Covid-19 pandemic any persons wishing to view a hard copy were advised to contact the Planning department to arrange this by email. - On 22nd September the LPA wrote to the Secretary of State and all consultation bodies, neighbouring residents likely to be affected by the development and relevant amenity groups notifying them that an updated Environmental Statement had been received. Due to the ongoing Covid-19 pandemic third parties were advised to view documents on the Council’s website. Anyone unable to access to the internet was advised to contact the Council for assistance. - On 29th September site notices were posted and on 30th September a press advert was published in the News Shopper notifying local residents and interested parties of the amended ES and the means by which they could view and comment on the application. Due to the ongoing Covid-19 pandemic third parties were advised to view documents on the Council’s website. - In addition to the above paper copies of the ES and technical summary were available at a charge from the applicant team (LBB Regeneration). Initial Consultation was for a minimum of 21 days. Subsequent consultation was for a minimum of 30 days. Total number of responses 176 Number of neutral representations 15 Number in support 26 Number of objections 135 Table 10: Representation summary Proposed Heads of Term Amount Agreed in Principle Restrictions on use of capital receipts from - TBC the enabling development such that they can only be used to deliver the Regeneration Scheme Restrictions on the timing of residential - TBC development until the appropriate Regeneration Scheme works have been delivered Phasing Plan - TBC Affordable Housing 24 onsite units TBC Review mechanisms TBC Use of community facilities at Rockhills TBC Employment and Training initiatives TBC Residential Travel Plan TBC Non-residential Travel Plan TBC Re-provision of accommodation for St - TBC Johns Ambulance Use of revenue from the cultural venue to - TBC secure future management of subway as an event space Financial contribution to health £329,613.00 TBC infrastructure Financial contribution to Education £487,021.57 TBC infrastructure Financial contribution to Carbon offsetting £493,050.00 TBC projects Contribution towards 2 cycle docking £500,000 TBC stations Financial contribution towards a transport £5000 TBC study for possible introduction of a CPZ or pedestrian safety facilities in the area Financial contribution towards bus stops £100,000 TBC and bus shelter enhancements around the perimeter of the park Framework Events Transport - TBC Management Plan Agreement with private cycle / electric bike - TBC hire club to operate in the Park Safeguarding space for 4 cycle docking - TBC stations Monitoring fees £10,000 TBC Total £1,924,684.57 TBC Table 11: S106 Heads of Term SUMMARY OF KEY REASONS FOR RECOMMENDATION The proposals to conserve the heritage assets in a manner appropriate to their significance is supported and would accord with the overarching principle of ‘sustainable development’ running through the NPPF. The enabling residential developments are important sources of income generation needed to fund the repairs of the heritage assets and the high priority conservation work will be undertaken at an early stage of the phased works. The proposed landscaping works appear sympathetic to the original Park layout and the proposals will see the delivery of a net increase in publicly accessible green space. All of this would provide substantial public benefits and an enhanced visitor offer. The provision of 210 new homes (and 24 affordable) are afforded significant weight in light of the Council not being able to currently demonstrate a 5-year Housing Land Supply. There will be demonstratable harm to the MOL as a result of these proposals, however the Regeneration Plan proposals would give rise to a number of significant benefits. 1. LOCATION AND SITE DESCRIPTION Fig 1: Application site boundary (Source: AECOM) 1.1 The application site includes the majority of Crystal Palace Park which is almost entirely designated as Metropolitan Open Land (MOL). The total area of the Park, including the NSC, is approximately 80ha. 1.2 Crystal Palace Park is a Grade II* listed park on Historic England’s 'Register of Historic Parks and Gardens of special historic interest in England'. It was once home to Sir Joseph Paxton's ‘Crystal Palace’, which, in its original form, housed the Great Exhibition of 1851 in Hyde Park. The park also included elaborate landscape as well as water and fountain works designed by Sir Joseph Paxton.