Planning Committee 14/08/2013 Schedule Item 01 Ref: PP/2013/1486 Address: RAVENOR PARK, OLDFIELD LANE SOUTH, GREENFORD, UB6 9LB Ward: Greenford Broadway Proposal: Construction of two storey building to accommodate a children & adult services centre with associated car/minibus parking provision, cycle and refuse storage, boundary fences and widening of access road and footpaths (following demolition of existing buildings) Drawing numbers: 497-SY 01P1, 02P1, 03; 497-SKD 001P1, 002P2, 003P1, 004P1, 005P2, 006P2, 007P1, 008P2, 009P2, Tree Constrains Plan, Design and Access Statement produced by Dannat, Johnson Architects, Transport Statement and Travel Plan produced by URS, Tree Survey produced by ARBTECH Consulting, BREEAM Planning Statement, BREEAM Offices and Land Use and Ecology Assessment Site Drainage Strategy Report produced by Lucking & Clark LLP, Ecological Desktop Study produced by RSK Group PLC, Updated Acoustical Review produced by Paragon Acoustic Consultants, Phase I Desktop Study report and Phase II Environmental Report produced by Herts & Essex Site Investigations, Initial Bat Survey produced by RSK (Received 17/04/2013) Type of Application: Full Application (Deemed Consent) Application Received: 17/04/2013 Revised: Report by: Miguel Martinez Recommendation: Grant, subject to conditions. Executive Summary: This proposed application is for a two storey building to accommodate Adult and Children’s Services to be provided by the London borough of Ealing on a brownfield site currently containing several sheltered stores, sheds and concrete storage bunkers, all remaining from its 1 of 28 Planning Committee 14/08/2013 Schedule Item 01 previous use as a Council depot. The principle of re-development for community/social purposes is considered acceptable and accords with local policies and designations for this site. Some of the key issues involved with this application are the siting, scale and relationship of the development with neighbouring properties, the adjoining park and onsite trees. It is considered the proposal would be a suitable development that would relate in a satisfactory manner to neighbouring development. Other concerns relate to the impact of the proposed scheme on neighbouring residents. There are 9 objections to date raising concerns related to impacts on residential amenity, car parking, traffic congestion and the yearly activities organised by the London Motorcycle Museum, which adjoins the site. However, the scheme has been designed to minimise impacts on the residential amenity of neighbouring occupiers, operation of the Motorcycle Museum and to respect the visual qualities of the area and minimise parking and traffic conditions in the locality. On balance, the development is considered an acceptable proposal that would have neither, detrimental impacts on the character and appearance of the site and the area, or neighbouring residential amenity, and other occupiers. It is considered the proposal is suitable with regard to plot ratio, design, relationship with neighbouring properties and integration with the surrounding area. Consequently, this application is recommended for approval. Recommendation: Grant subject to conditions. Conditions/Reasons: Time Limit 3 years - Full Permission 1. The development permitted shall be begun before the expiration of three years from the date of this permission. Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended). Approved Plans 2. The development hereby approved shall be carried out in accordance with drawing title numbers 497-SY 01P1, 02P1, 03; 497-SKD 001P1, 002P2, 003P1, 004P1, 005P2, 006P2, 007P1, 008P2, 009P2, Tree Constrains Plan (Received 17/04/2013), unless otherwise agreed in writing by the local Planning Authority. Reason: For the avoidance of doubt, and in the interests of proper planning. Samples of Materials 3. Samples of the materials to be used for the external surfaces of the development shall be submitted to and approved in writing by the Local Planning Authority before any part of the development is commenced, and this condition shall apply notwithstanding any indications as to 2 of 28 Planning Committee 14/08/2013 Schedule Item 01 these matters which have been given in this application. Development shall be carried out in accordance with these approved details. Reason: To ensure that the materials and finishes are of high quality and contribute positively to the visual amenity of the locality in accordance with policies 4.1 of the Adopted Ealing Unitary Development Plan, 'Plan for the Environment' (2004), policies 1.1 (g) (i) (k), 1.2 (f), 3.1(b) and 3.8 of the Ealing Core Strategy (2012), policies LV 7.4 and 7B of the Ealing Draft Development Management Development Plan Document (2013), policies 7.4 and 7.6 of the London Plan (2011), and section 7 of the National Planning Policy Framework (2012). Building envelope 4. Details shall be submitted to the Local Planning Authority for approval before the development is commenced, for the insulation of the building envelope, with windows shut and other means of ventilation provided, which will achieve the internal criteria for sensitive rooms to the Council’s criteria. The details should also include the provision of alternative means of ventilation. The works should be completed before occupation and permanently retained thereafter Reason: In the interest of the occupiers of the development hereby approved, in accordance with policy 7.15 of the London Plan 2011, policies 4.1 and 4.11 of adopted Ealing Unitary Development Plan 'Plan for the Environment' (2004), Supplementary Planning Guidance 10 'Noise and Vibration', policy 1.1 (j) of the Ealing Development (Core) Strategy 2026 and policy 7A of the Ealing Draft Development Management Development Plan Document (2013). External Plant/Machinery 5. The rating noise level emitted from any external plant and machinery at the proposed development, as assessed under BS4142: 1997, shall be lower than the existing background noise level by at least 5 dBA as measured at 3.5 m from the nearest ground floor sensitive facade and 1m from upper floor noise sensitive facades, during the relevant periods of operation. Reason: In the interest of neighbouring occupiers and those of the development hereby approved, in accordance with policy 7.15 of the London Plan 2011, policies 4.1 and 4.11 of adopted Ealing Unitary Development Plan 'Plan for the Environment' (2004), Supplementary Planning Guidance 10 'Noise and Vibration', policy 1.1 (j) of the Ealing Development (Core) Strategy 2026 and policy 7A of the Ealing Draft Development Management Development Plan Document (2013). Site Contamination 6. No development shall take place until an investigation and risk assessment is completed in accordance with a scheme to assess the nature and extent of any contamination on the site, and has been submitted to and approved in writing by the Local Planning Authority. This assessment must be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to:- human health, 3 of 28 Planning Committee 14/08/2013 Schedule Item 01 property (existing or proposed) including buildings, pets, and service lines and pipes, adjoining land, groundwaters and surface waters, (iii) An appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. Reason: To protect the health and living conditions of prospective occupiers of the development and adjoining residents in accordance policies 2.7 and 4.1 of the Adopted Ealing Unitary Development Plan 'Plan for the Environment' (2004), policy 5.21 of The London Plan, policy 1.1( j) of the Ealing Core Strategy (2012), and the National Planning Policy Framework. Submission of Remediation Scheme 7. No development shall take place until a detailed remediation scheme to bring the site to a condition suitable for the intended use is submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. Reason: To protect the health and living conditions of residents in the area in accordance policies 2.7 and 4.1 of the Adopted Ealing Unitary Development Plan 'Plan for the Environment' (2004), policy 5.21 of The London Plan, policy 1.1 (j) of the Ealing Core Strategy (2012), and the National Planning Policy Framework. Implementation of Approved Remediation Scheme 8. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing Local Planning Authority. The verification report submitted shall be in accordance with the Environment Agency guidance 'Verification of Remediation of Land Contamination', Report: SC030114/R1'. Reason: To protect the health and living/working conditions of prospective occupiers and residents in the area in accordance policies 2.7 and 4.1 of the Adopted Ealing Unitary Development Plan 'Plan for the Environment' (2004), policy 5.21 of The London Plan, policy 1.1 (j )of the Ealing Core Strategy (2012), and the National Planning Policy Framework. Construction management plan 9.