Planning Committee 02/04/2014
Schedule Item: 06
Ref :
PP/2013/5461
Address:
19-21 WESTERN ROAD SOUTHALL UB2 5HA
Ward:
Southall Green
Proposal:
Redevelopment of the site to construct a part three, part four
storey building comprising 36 one-bedroom flats, on site
disabled car parking and secured cycle parking spaces,
communal garden, allotment areas and refuse/recycling
storage
Drawing numbers:
00686_S_00 P1, 00686_S_02 P1, 00686_S_03 P1, 00686_P_01
P2, 00686_P_00 P4, 00686_P_00_A P2, 00686_S_01 P2,
00686_E_01_A P2, 00686_E_01_B P2, 00686_E_00_A P4,
00686_E_00_B P4, 00686_E_02 P2, POC18930-03A, Design &
Access Statement Addendum (Rolfe Judd Planning March
2014), Energy Strategy (Metropolis Planning & Design
December 2013), Sustainability Statement ( Metropolis
Planning & Design December 2013), Environmental Noise
Survey (Hann Tucker Associates December 2013), Air
Quality Technical Note (XC02 Energy December 2013),
Contaminated Land Assessment (Conisbee December 2013),
Transport Statement (Transport Planning Practice December
2013), Daylight and Sunlight and Overshadowing
Assessment (XC02 Energy March 2014), Tree Report (ACD
Arboriculture November 2013), Arboricultural Impact
Assessment Rev A (ACD Arboriculture March 2014),
Arboricultural Method Statement Rev A (ACD Arboriculture
March 2014), Ecological Appraisal (ACD Arboriculture
November 2013), Construction Management Plan
(Construction Planning Associates November 2013).
Type of Application:
Full applications - Majors
Application Received:
17/12/2013
Report by: Robert Lester
Recommandation: Grant subject to Legal Agreement
Executive Summary:
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Schedule Item: 06
The site located at 19-21 Western Road, Southall is vacant, and secured by a temporary
hoarding. It was formerly occupied by the Albert Dane Centre (an Adult Social Care facility)
which was closed in 2011 and demolished in 2012. The site is currently in London Borough of
Ealing (LBE) ownership.
This is an application by Pocket Living for the construction of a part 3 and 4 storey building
containing 36 x 1 bedroom affordable flats together with amenity space, refuse storage,
disabled car parking and cycle parking.
The applicant Pocket Living delivers 100% affordable housing schemes on small and medium
sized sites in accessible locations by maximising the number of 1 bedroom units and by using
a space efficient compact design with each flat having an internal floorspace of 38 sq. m. The
applicant has been awarded loan funding by the Greater London Authority for the provision of
this type of housing.
The former social infrastructure on the site (adult social care) has been adequately replaced at
the nearby Dominion Centre or through modernisation of service provision and there is no
defined need for the site for alternative social infrastructure use.
The proposed residential development of the site by Pocket Living would make an effective
use of a vacant brownfield site within an accessible location and would increase affordable
housing supply within the Uxbridge Road/Crossrail Corridor and the Southall Opportunity and
Regeneration Area.
The development would be 100% affordable housing with all of the 36 x 1 bed pocket flats
meeting the definition of intermediate affordable housing.
The site is located on a main road close to Southall Town Centre and the density of the
development is supported.
The siting and layout of the development would respond to the shape of the site, would
integrate well with the pattern of development along Western Road and would minimise the
amenity impact on neighbouring properties. The building would be 4 storeys at the front of the
site which would be of a comparable scale to the adjacent 3 storey block of flats which has a
pitched roof and chimneys. The scale would integrate well with the pattern of development in
the wider area. The development would have a high quality contemporary architectural design
and the proposed buff bricks would complement the character of the area.
The siting of the development would result in the loss of the mature trees on the site frontage
which have visual amenity value on the streetscene. However the forward siting of the
development would allow for a development which integrates well with neighbouring buildings,
minimises the amenity impact on neighbouring properties and makes an overall positive
contribution to the character and urban grain of the area. The development would be provided
with a high quality soft landscaping scheme which includes the planting of replacement trees
at the front of the site and a financial contribution towards street tree planting.
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The development would not harm the amenity of neighbouring residents by reason of loss of
daylight, sunlight or overshadowing of garden areas, overlooking, loss of outlook and
enclosure.
The proposed development would provide high quality compact 1 bedroom units and adequate
external amenity space would be provided which would provide good living conditions for
future residents.
The development would be a ‘car free’ housing scheme with a section 106 agreement used to
deny the residents of the development the right to purchase CPZ permits. The development
would be provided with 1 disabled car parking space which is consistent with other Pocket
Living housing schemes in Greater London. The development would also be provided with
adequate cycle parking provided and a travel plan.
There is no objection to refuse servicing from Western Road subject to a servicing
management plan. The development would also make a financial contribution towards
highway safety improvements on Western Road.
Overall the development would maximise the provision of affordable housing on a suitable site
whilst ensuring that the layout, scale and form of development integrate with the area. It is
therefore recommended that the application is Granted (Subject to Legal Agreement).
Recommandation: Grant subject to Legal Agreement
Heads of Terms
1. Financial contribution of £20,000 to Ealing Council towards highway safety works in
the vicinity of the site.
2. Financial contribution of £10,000 to Ealing Council towards street tree planting in the
vicinity of the site.
3. Financial contribution of £3,900 to Ealing Council towards air quality mitigation
measures contained within the London Borough of Ealing Air Quality Action Plan.
4. Financial contribution of £2,100 to Ealing Council towards local education services
provision.
5. Financial contribution of £1,352 towards on-site energy monitoring using the
Council’s preferred provider.
6. Low car housing clause, preventing future residents from obtaining car parking
permits to park vehicles in the Controlled Parking Zone.
7. 100% Affordable housing 36 x 1 bed units in accordance with the intermediate pocket
housing model.
8. Pay the Council’s reasonable legal fees in preparing the agreement.
Conditions/Reasons:
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1. Time Limit
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).
2. Approved Plans
The development hereby approved shall be carried out in accordance with drawing title
numbers: 00686_S_00 P1, 00686_S_02 P1, 00686_S_03 P1, 00686_P_01 P2, 00686_P_00
P4, 00686_P_00_A P2, 00686_S_01 P2, 00686_E_01_A P2, 00686_E_01_B P2,
00686_E_00_A P4, 00686_E_00_B P4, 00686_E_02 P2, POC18930-03A, Design & Access
Statement Addendum (Rolfe Judd Planning March 2014), Energy Strategy (Metropolis
Planning & Design December 2013), Sustainability Statement ( Metropolis Planning & Design
December 2013), Environmental Noise Survey (Hann Tucker Associates December 2013), Air
Quality Technical Note (XC02 Energy December 2013), Contaminated Land Assessment
(Conisbee December 2013), Transport Statement (Transport Planning Practice December
2013), Daylight and Sunlight and Overshadowing Assessment (XC02 Energy March 2014),
Tree Report (ACD Arboriculture November 2013), Arboricultural Impact Assessment Rev A
(ACD Arboriculture March 2014), Arboricultural Method Statement Rev A (ACD Arboriculture
March 2014), Ecological Appraisal (ACD Arboriculture November 2013), Construction
Management Plan (Construction Planning Associates November 2013) unless otherwise
agreed in writing by the local Planning Authority.
Reason: For the avoidance of doubt, and in the interests of proper planning.
3. Details of Materials
Details of the materials and finishes 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 (except excavationand foundation works below ground level),
and this condition shall apply notwithstanding any indications as to these matters which have
been given in this application. The development shall be implemented only in accordance with
these approved details, unless otherwise approved in writing by the local planning authority.
Reason: To ensure that the materials and finishes harmonise with the surroundings in
accordance with policies 1.1, 1.2 & 2.1 of the Ealing Core Strategy (2012), policies 3.5, 7.4 &
7B of the Ealing Development Management Development Plan Document (2013), policies 3.5,
7.4-7.6 of the London Plan (2011), and the National Planning Policy Framework (2012)
4. Hard and Soft Landscaping
Details of hard and soft landscaping including replacement tree planting, details of the green
roof and natural childrens play equipment in the communal amenity area shall be submitted to
and approved in writing by the local planning authority prior to the commencement of the
development (except excavation and foundation works below ground level). The details as
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Schedule Item: 06
approved shall be laid out and planted within the first planting season following the
commencement of the development or such other period as may be agreed in writing with the
local planning authority. Any trees or plants which within 5 years of planting, die, are removed
or become seriously damaged or diseased shall be replaced with others of the same size and
species and in the same positions within the next planting season. This hard and soft
landscaping shall be subject to a landscape management plan, details of which shall be
submitted to and approved by local planning authority prior to the first occupation of the
development. The landscaping shall thereafter be maintained and managed in accordance
with the approved landscape management programme, unless otherwise agreed in writing by
the local planning authority.
Reason: To ensure that the development is landscaped in the interests of the visual character
and appearance of the area and to mitigate for the loss of trees which would be removed from
the site all in accordance with policies 1.1, 1.2 & 2.1 of the Ealing Core Strategy (2012),
policies 3.5, 5.10, 7.4 & 7D of the Ealing Development Management Development Plan
Document (2013), SPG 9, policies 3.5, 5.10, 7.4, 7.5 & 7.21 of the London Plan (2011) and the
National Planning Policy Framework (2012).
5. Access Roads and Surface parking available prior to occupation
The surface access road, turning areas and parking spaces and associated works shall be
completed and available for use at the site prior to the first occupation of the development and
thereafter these areas shall not be obstructed or used for any other purposes, unless
otherwise agreed in writing by the local planning authority.
Reason: To ensure that there is adequate provision for access to the site, manoeuvring within
the site, and parking in accordance with policies 1.1, 1.2 & 2.1 of the Ealing Core Strategy
(2012), policy 6.13 of the Ealing Draft Development Management Development Plan
Document (2013), policies 6.1, 6.9, 6.10, & 6.13 of the London Plan (2011), and the National
Planning Policy Framework (2012).
6. Car Parking Allocation & Management Plan
Details of a car parking allocation and management plan to ensure that there are appropriate
car parking management and enforcement measures on the site access roads shall be
submitted to and approved in writing by the local planning authority prior to the first occupation
of the development. The development shall be implemented only as approved and retained
thereafter, unless otherwise agreed in writing by the local planning authority.
Reason: To ensure that there is adequate provision for access to the site, manoeuvring within
the site, and parking in accordance with policies 1.1, 1.2 & 2.1 of the Ealing Core Strategy
(2012), policy 6.13 of the Ealing Draft Development Management Development Plan
Document (2013), policies 6.1, 6.9, 6.10, & 6.13 of the London Plan (2011), and the National
Planning Policy Framework (2012).
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7. Noise Mitigation Background Noise
Details of noise insulation of the building envelope with windows shut and other means of
ventilation provided to achieve the internal criteria for sensitive rooms as specified in SPG10,
shall be submitted to and approved in writing by the local planning authority prior to the
commencement of the development (except excavation and foundation works below ground
level). The details as approved shall be implemented at the first use of the development, and
permanently retained thereafter, unless otherwise agreed in writing by the local planning
authority.
Reason: In the interests of the living conditions of the future occupiers of the site in
accordance with policy 1.1 of the Ealing Core Strategy (2012), policies 7A & 7B of the Ealing
Development Management Development Plan Document (2013), policy 7.15 of The London
Plan (2011), and the National Planning Policy Framework (2012).
8. Noise Mitigation - Plant Noise
The rating noise level emitted from the proposed 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 interests of the living conditions of residents in the area in accordance with
policy 1.1 of the Ealing Core Strategy (2012), policies 7A & 7B of the Ealing Development
Management Development Plan Document (2013), policy 7.15 of The London Plan (2011),
and the National Planning Policy Framework (2012).
9. Code for Sustainable Homes Level 4
Each residential unit hereby permitted shall be constructed to achieve a minimum Code for
Sustainable Homes Level 4 of the Code for Sustainable Homes (based on November 2010
Technical Guidance). Within 3 months of the construction of the development (unless
otherwise agreed in writing by the local planning authority), details of an 'Interim Design Stage'
assessment and related certification should be submitted, and approved in writing by the local
planning authority. Following the completion of the final residential unit, a Code for Sustainable
Homes 'Post Construction Stage' assessment and related certification confirming the Code
Level that has been achieved, shall be submitted to and approved in writing by the local
planning authority. The approved measures and technologies to achieve the minimum Code
for Sustainable Homes Level 4 standard and to ensure that the development is carbon neutral
shall be implemented in accordance with the approval and thereafter shall be maintained in
working order.
Reason: In the interest of addressing climate change and to secure sustainable development
,in accordance with policies 1.1 & 1.2 of the Ealing Core Strategy (2012), policy 5.2 of the
Ealing Development Management Development Plan Document (2013), policies 5.1-5.7 of
the London Plan (2011), and the National Planning Policy Framework (2012).
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10.Site Contamination
Prior to the commencement of any works on site the following shall be submitted to and
subject to the approval in writing of the local planning authority:
a. An intrusive contaminated land investigation and risk assessment of the site shall be carried
out in accordance with BS1075:2011 and CR11 guidance to assess the nature and extent of
any contamination on the site. 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.
b. A contamination remediation scheme to bring the site to a condition suitable for the intended
end use. It shall 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.
ii. Following completion of measures identified in the approved contamination remediation
scheme, a verification report that demonstrates the effectiveness of the remediation carried out
shall be produced and submitted to and subject to the approval in writing of the 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 conditions of residents in the area and the future
residents of the site in accordance policy 1.1 of the Ealing Core Strategy (2012), policy 5.13 of
The London Plan, the National Planning Policy Framework (2012), DEFRA and the
Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR
11', and the Environment Agency guidance 'Verification of Remediation of Land
Contamination', Report: SC030114/R1'.
11. Travel Plan
A Travel Plan, designed to manage the transport needs of residents and visitors to minimise
car usage and promote alternative modes of transport, shall be submitted to and approved in
writing by the Local Planning Authority prior to the first occupation of the development. The
approved Travel Plan shall be implemented at the first use of the development hereby
permitted, and shall be retained in operation thereafter. Thereafter, an annual monitoring
report shall be submitted to the Local Planning Authority, unless otherwise agreed in writing by
the local planning authority.
Reason: To promote sustainable patterns of transport and in the interests of highway and
pedestrian safety, in accordance with policies 1.1 & 2.1 of the Ealing Core Strategy (2012),
policy 6.13 of the Ealing Development Management Development Plan Document (2013),
policies 6.1-6.6, 6.7-6.13 of The London Plan (2012), and The National Planning Policy
Framework (2012).
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12. Accessibility - Lifetime Homes & Wheelchair Housing
All residential units hereby approved shall be constructed to the Lifetime Homes Standards,
and 1 unit within the development (unit 2 as set out in the submitted schedule of
accommodation) shall be constructed to Wheelchair Housing Standards, which shall be
permanently retained thereafter unless otherwise agreed in writing by the local planning
authority.
Reason: To ensure that the development is accessible by all future occupiers, in accordance
with policy 1.1 of the Ealing Core Strategy (2012), policy 3.5 of the Ealing Development
Management Development Plan Document (2013), policy 7.2 of The London Plan (2011), and
the National Planning Policy Framework (2012)
13. Crime Prevention Measures
Details of crime prevention measures to comply with the aims and objectives of Secured by
Design shall be submitted to and approved in writing by the local planning authority prior to the
commencement of the development (except excavation and foundation works below ground
level). The development shall be implemented only in accordance with the approved details,
which shall be completed prior to the first occupation of the development hereby approved and
thereafter permanently retained, unless otherwise agreed in writing by the local planning
authority.
Reason: In the interest of the safety of the future occupiers and visitors to the premises, in
accordance with policy 1.1 of the Ealing Core Strategy (2012), policy 7.3 of the Ealing
Development Management Development Plan Document (2013), policies 3.5, 7.3,7.4-7.6 of
the London Plan (2011), and the National Planning Policy Framework (2012)
14. Visibility Splays
Details of the junction between the proposed access road and the highway to include details of
the proposed visibility splays shall be submitted to and approved in writing by the local
planning authority prior to the first occupation of the development. The development shall be
implemented only in accordance with the approved details, which shall be completed prior to
the first occupation of the development hereby approved and thereafter permanently retained,
unless otherwise agreed in writing by the local planning authority.
Reason: To ensure that there is adequate and safe access to the site in accordance with
policy 1.1 of the Ealing Core Strategy (2012), policies 6.11, 6.12 and 6.14 of the London Plan
(2011), and the National Planning Policy Framework (2012).
15. Boundary Treatment
Details of the positions, design, materials and type of boundary treatment to be erected shall
be submitted to and approved in writing by the local planning authority prior to the first
occupation of the development. The development shall be implemented only as approved and
retained thereafter, unless otherwise agreed in writing by the local planning authority.
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Reason: To protect the visual appearance of the area and the living conditions of neighbouring
occupiers, in accordance with policies 1.1, 1.2 & 2.1 of the Ealing Core Strategy (2012),
policies 3.5, 7.4 & 7B of the Ealing Development Management Development Plan Document
(2013), policies 3.5, 7.4-7.6 of the London Plan (2011), and the National Planning Policy
Framework (2012).
16. Ventilation Scheme
Details of a scheme to provide fresh air ventilation to habitable rooms on the Western Road,
Southall elevation with the supply to be provided from the rear of the building at high level shall
be submitted to and approved in writing by the local planning authority prior to the
commencement of the relevant part of the development. The development shall be
implemented only in accordance with the approved details which shall be permanently retained
thereafter, unless otherwise agreed in writing by the local planning authority.
Reason: In the interests of the living conditions of the future residents at the site, in
accordance with policy 1.1 of the Ealing Core Strategy (2012), policy 7A of the Ealing
Development Management Development Plan Document (2013), policy 7.14 of The London
Plan (2011), and the National Planning Policy Framework (2012).
17. Drainage
Details of site drainage including connections with existing water and waste water
infrastructure and details sustainable surface water drainage measures shall be submitted to
and approved in writing by the local planning authority prior to the commencement of the
development. The development shall be implemented only in accordance with the approved
details, which shall be completed prior to the first occupation of the development hereby
approved and thereafter permanently retained, unless otherwise agreed in writing by the local
planning authority.
Reason: To prevent damage to underground water and waste water infrastructure, to prevent
flooding by ensuring the satisfactory storage of/disposal of surface water from the site, to
prevent flooding elsewhere by ensuring that sufficient storage of surface flood water is
provided and to ensure surface water flood storage is achieved with appropriate sustainable
drainage techniques, all in accordance with policy 1.2 of the Ealing Core Strategy (2012),
policy 5.12 of the Ealing Development Management Development Plan Document (2013),
policies 5.13 & 5.14 of the London Plan (2011), and the National Planning Policy Framework
(2012).
18. Impact Piling
No impact piling shall take place until a piling method statement (detailing the depth and type
of piling to be undertaken and the methodology by which such piling will be carried out,
including measures to prevent and minimise the potential damage to subsurface sewerage
infrastructure, and the programme of works) has been submitted to any approved in writing by
the local planning authority in consultation with Thames Water. Any piling must be undertaken
in accordance with the terms of the approved piling method statement.
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Reason: To prevent damage to underground sewerage utility infrastructure in accordance with
policy 11.2 of the Ealing Core Strategy (2012), policy 5.12 of the Ealing Development
Management Development Plan Document (2013), policy 5.14 of the London Plan (2011), and
the National Planning Policy Framework (2012).
19. Servicing Management Plan
A servicing managament plan including refuse servicing management arrangements shall be
submitted to and approved in writing by the local planning authority prior to the first use of the
development. The development shall be implemented and operated only in accordance with
the approved details, and the approved arrangements shall be permanently retained
thereafter, unless otherwise agreed in writing by the local planning authority.
Reason: In the interests of highway safety, maintaining the flow of traffic on Western Road and
protect the living conditions of nearby residents, in accordance with policy 1.1 of the Ealing
Core Strategy (2012), policy 6.13 of the Ealing Development Management Development Plan
Document (2013), policies 6.1, 6.9, 6.10, & 6.13 of the London Plan (2011), and the National
Planning Policy Framework (2012).
20. Cycle Parking
Details of cycle parking shall be submitted to and approved in writing by the local planning
authority prior to the first occupation of the development. The development shall be
implemented only in accordance with the approved details, which shall be completed prior to
the first occupation of the development hereby approved and thereafter permanently retained,
unless otherwise agreed in writing by the local planning authority.
Reason: To ensure that there is adequate provision for cycle parking within the site, in
accordance with policies 1.1 & 2.1 of the Ealing Core Strategy (2012), policy 6.13 of the Ealing
Development Management Development Plan Document (2013), policies 6.9 & 6.13 of The
London Plan (2012), and The National Planning Policy Framework (2012).
21. Highway Works to Crossover
The development hereby approved shall not be first occupied until the developer has made
arrangements (including paying for the costs of the works) with the local highways authority for
the additional access crossover (western) for the refuse servicing to be provided.
Reason: In the interests of highway and pedestrian safety in accordance with protection in
accordance with policy 1.1 of the Ealing Core Strategy (2012), policies 6.7, 6.9 & 6.10 of the
London Plan (2011), and the National Planning Policy Framework (2012).
22. External Lighting
The proposed external lighting scheme shall be designed to reduce light pollution to nearby
residents, and road users and where applicable the recommendations of the following
guidance shall be met:
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o ILP Guidance Notes for the reduction of Obtrusive Lighting 2011.
o CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor
Lighting Installations - CIE 150: 2003.
o Statutory Nuisance from Insects and Artificial Light by Department of Environment Food.
Reason: To protect the living conditions of occupiers in the locality in accordance with policy
1.1 of the the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management
Development Plan Document (2013) and the National Planning Policy Framework (2012).
Informatives
The decision to grant planning permission has been taken having regard to the policies in the
The Ealing Development (Core) Strategy (2012), The Ealing Development Management
Development Plan Document (2013), The London Plan (2011), The National Planning Policy
Framework (2012), and to all other relevant material considerations including Interim
Supplementary Planning Guidance.
National Planning Policy Framework (2012)
1. Building a strong, competitive economy
2. Ensuring the vitality of town centres
4. Promoting sustainable transport
6. Delivering a wide choice of high quality homes
7. Requiring good design
8. Promoting healthy communities
10. Meeting the challenge of climate change, flooding and coastal change
London Plan - The Spatial Development Strategy for Greater London (2011)
1.1 Delivering the strategic vision and objectives for London
2.6 Outer London: vision and strategy
2.8 Outer London: transport
2.13 Opportunity and intensification areas
2.14 Areas for regeneration
3.1 Ensuring equal life chances for all
3.2 Improving health and addressing health inequalities
3.3 Increasing housing supply (Table 3.1 also applies)
3.4 Optimising housing potential (Density Matrix - Table 3.2 also applies)
3.5 Quality and design of housing developments (Minimum space standards - Table 3.3 also
applies)
3.6 Children and young people’s play and informal recreation facilities
3.8 Housing choice
3.9 Mixed and balanced communities
3.10 Definition of affordable housing
3.11 Affordable housing targets
3.12 Negotiating affordable housing on individual private residential and mixed use schemes
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3.13 Affordable housing thresholds
3.14 Existing housing
3.15 Co-ordination of housing development and investment
3.16 Protection and enhancement of social infrastructure
5.1 Climate change mitigation
5.2 Minimising carbon dioxide emissions
5.3 Sustainable design and construction
5.7 Renewable energy
5.9 Overheating and cooling
5.10 Urban greening
5.11 Green roofs and development site environs
5.13 Sustainable drainage
5.14 Water quality and wastewater infrastructure
5.15 Water use and supplies
5.16 Waste self-sufficiency
5.21 Contaminated land
6.1 Strategic approach
6.3 Assessing effects of development on transport capacity
6.5 Crossrail and other strategically important infrastructure
6.7 Better streets and surface transport
6.9 Cycling
6.10 Walking
6.11 Smoothing traffic flow and congestion
6.12 Road network capacity
6.13 Parking
6.14 Freight
7.1 Building London’s neighbourhoods and communities
7.2 An inclusive environment
7.3 Designing out crime
7.4 Local character
7.5 Public realm
7.6 Architecture
7.13 Safety, security and resilience to emergency
7.14 Improving air quality
7.15 Reducing noise and soundscapes
7.21 Trees and woodlands
8.1 Implementation
8.2 Planning obligations
8.3 Community Infrastructure Levy
Revised Early Alterations to the London Plan (Draft 2013)
London Plan 2011 - Supplementary Planning Guidance/Documents
Accessible London: achieving an inclusive environment
Sustainable Design & Construction
The London Housing Strategy
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The London Plan: Housing Supplementary Planning Guidance (November 2012)
The Mayor’s Transport Strategy
The Mayor’s Energy Strategy
London Housing Design Guide
Ealing Development (or Core) Strategy (2012)
1.1 a, b, e, f, g, I, j & k Spatial Vision for Ealing 2026
1.2 a, d, f, h, & m, Delivery of the Vision for Ealing 2026
2.1 a, c, d, & e Realising the potential of the Uxbridge Road/Crossrail Corridor
6.2 Social Infrastructure
6.4 Planning Obligations and Legal Agreements
Ealing Development Management Development Plan Document (2013)
3.4 Optimising Housing Potential
3.5 Quality and Design of Housing Development
3A Affordable Housing
5.2 Minimising Carbon Dioxide Emissions
5.10 Urban Greening
5.11 Green Roofs and Development Site Environs
5.12 Flood Risk Management
5.21 Contaminated Land
6.13 Parking
7A Operational Amenity
7.3 Designing out Crime
7.4 Local Character
7B Design Amenity
7D Open Space
Ealing Local Plan Proposals Map South West (2013)
Ealing Interim Supplementary Planning Guidance/Documents
SPG 3 Air Quality
SPG 4 Refuse and Recycling Facilities
SPG 9 Trees and development guidelines
SPG 10 Noise and Vibration
SPD 9 Legal Agreements, Planning Obligations and Planning Gain
Accessible Ealing (draft consulted upon in October 2012)
Other Material Considerations
Ealing Council Property Strategy (2010)
Ealing Strategic Housing Market & Needs Assessment (2009)
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Southall Opportunity Area Planning Framework (Draft 2013)
Building Research Establishment (BRE) Site layout planning for daylight and sunlight (2011)
DfT Manual for Streets (2007).
Planning for Schools’ Development Plan Document (Draft 2013)
In reaching the decision to grant permission, specific consideration was given to the impact of
the proposed development on the amenities of neighbouring properties and on the character of
the area as a whole. Consideration was also given to transport and servicing, and the
provision of adequate living conditions for future occupiers. The proposal is considered
acceptable on these grounds, and it is not considered that there are any other material
considerations in this case that would warrant a refusal of the application.
2. The Council's Regulatory Services department have provided the following advice for the
details submitted for planning condition 7.
a) SPG10 requires that acoustic measurements are carried out and that precise calculations
are made for the building envelope insulation. In calculating the minimum sound reductions the
following is required:
i. A precise sound insulation calculation under the method given at BS EN12354-3: 2000, for
the various building envelopes, using the worst case one hour data (octave band linear noise
spectra from 63 Hz - 4k Hz) by night and day, to arrive at the minimum sound reductions
necessary to meet the SPG10 internal data.
ii. Approved laboratory sound insulation test certificates for the chosen windows, including
frames and seals and also for ventilators, in accordance with BS EN ISO 140-3: 1995 & BS EN
ISO 10140-2:2010, to verify the minimum sound reductions calculated.
iii. Compliance with the internal and external criteria set at SPG10.
Aircraft noise affecting the site is at a contour level of worst mode one day equal to LAeq,16hr
60 dB and LAeq,1hr 67dB by 2016. In calculating the insulation required the Lleq,1hr aircraft
noise spectrum, shown at SPG10, shall be used, along with the spectrum for any other
dominant noise sources. Under SPG10, the predicted LLeq,1hr aircraft noise exposure for the
site at 2016 has to be used and combined with any other noise exposures. The spectra to be
used are set out in SPG10.
3. The Council's Regulatory Services department have provided the following advice.
a). The Air Quality Stage 4 Review and Assessment for the London Borough of Ealing has
highlighted that this area currently experiences or is likely to experience exceedances of
Government set health-based air quality standards. Where appropriate, possible options for
mitigating poor air quality will include:
"use of passive or active ventilation for the affected habitable rooms; supplying clean incoming
air from a source as remote as possible from the source of pollution, usually must be supplied
from the rear of the premises at high level;
Page 14 of 48
Planning Committee 02/04/2014
Schedule Item: 06
"altering the layout to place habitable rooms away from sources of poor air quality;
"non-residential usage of lower floors; altering the footprint i.e. setting further away from
sources of poor air quality. Care will be needed in designing any fresh air ventilation system to
ensure that incoming air is not contaminated either by boiler flue emissions or by air
discharged from extract ventilation systems.
"The use of trickle vents on building facades subject to poor air quality is likely to compromise
other mitigation measures.
4. The Council's Regulatory Services department have provided the following advice for the
details submitted for planning condition 10.
a). Reference should be made at all stages to appropriate current guidance and codes of
practice this would include:
i. Model Procedures for the Management of Land Contamination, CLR 11, Environment
Agency, 2004
ii. Updated technical background to the CLEA model, Science Report: SC050021/SR3,
Environment Agency, 2009
iii. LQM/CIEH Generic Assessment criteria for Human Health Risk Assessment (2nd Edition),
2009
iv. BS10175:2011 Investigation of potentially contaminated sites - Code of Practice
v. Secondary Model Procedure for the Development of Appropriate Soil Sampling Strategies
for Land Contamination; Environment Agency, 2001
vi. Verification of Remediation of Land Contamination', Report: SC030114/R1, Environment
Agency, 2010
vii. Guidance for the safe development of housing on land affected by contamination, NHBC &
Environment Agency, 2008
" Clear site maps should be included in the reports showing previous and future layouts of the
site,
potential sources of contamination, the locations of all sampling points, the pattern of
contamination on site, and to illustrate the remediation strategy.
" All raw data should be provided in a form that can be easily audited and assessed by the
council.
(e.g. trial pit logs and complete laboratory analysis reports)
" on-site monitoring for ground gases with any relevant laboratory gas analysis;
" Details as to reasoning, how conclusions were arrived at and an explanation of the decisions
made must be included. (e.g. the reasons for the choice of sampling locations and depths).
5. Construction works, audible beyond the boundary of the site shall only be carried on
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Planning Committee 02/04/2014
Schedule Item: 06
between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays
and at no other times, including Sundays and Bank Holidays.
6. Prior to commencement of construction and demolition works, involving materials containing
asbestos, details of mitigation measures to control the release of asbestos fibres shall be
submitted to this section for approval
7. No bonfires shall be lit on site.
8. The development should be fitted with Ultra - Low NOx boilers with maximum NOx
Emissions of under 40 mg/kWh.
9. To assist applicants in a positive manner, the Local Planning Authority has produced
policies and written guidance, and offers and encourages a comprehensive pre-application
advice service, all of which is available on the Council's website and outlined in a 24 hours
automated telephone system.
The scheme complied with policy and guidance. The Local Planning Authority delivered the
decision proactively in accordance with requirements of the National Planning Policy
Framework.
10. The applicant is advised that Thames Water have provided the following informative for
this development:
a). Surface Water Drainage - With regard to surface water drainage it is the responsibility of a
developer to make proper provision for drainage to ground, water courses or a suitable sewer.
In respect of surface water it is recommended that the applicant should ensure that storm
flows are attenuated or regulated into the receiving public network through on or off site
storage. When it is proposed to connect to a combined public sewer, the site drainage should
be separate and combined at the final manhole nearest the boundary. Connections are not
permitted for the removal of Ground Water. Where the developer proposes to discharge to a
public sewer, prior approval from Thames Water Developer Services will be required. They
can be contacted on 0845 850 2777. This is to ensure that the surface water discharge from
the site shall not be detrimental to the existing sewerage system.
b). Recent legal changes under The Water Industry (Scheme for the Adoption of Private
Sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or
are situated outside of your property boundary which connect to a public sewer are likely to
have transferred to Thames Water ownership. Should your proposed building work fall within 3
metres of these pipes we recommend you contact Thames Water to discuss their status in
more detail and to determine if a building over/near to agreement is required, You can contact
Thames Water on 0845 850 2777 or for more information please visit the website at
www.thameswater.co.uk.
c). Where a developer proposes to discharge groundwater into a public sewer, a groundwater
discharge permit will be required. Groundwater disaschrages typically result from construction
site dewatering. deep excavations, basement infiltration, borehole installation, testing and site
remediation. Groundwater permit enquiries should be directed to Thames Water's Risk
Page 16 of 48
Planning Committee 02/04/2014
Schedule Item: 06
Management Team by telephoning 02085074890 or by emailing
[email protected]. Application forms should eb completed on line via
www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed
illegal and may result in prosecution under the provisions of the Water Industry Act 1991.
Site Description:
The site is located on the south side of Western Road Southall opposite its junction with St
Johns Road. It has a frontage of approximately 29m, an overall depth of approximately 70m,
and a site area of approximately 0.17 hectares.
The site is vacant, and secured by a temporary hoarding. It was formerly occupied by the
Albert Dane Centre* (Day Centre), which was closed and demolished in 2012. The site is
currently in London Borough of Ealing (LBE) ownership.
There are a number of mature trees on and adjacent to the site some of which are subject to a
Tree Preservation Order (TPO).
There is an established vehicular access towards the North East corner of the site almost
directly opposite St Johns Road.
The site is within a predominantly residential area with the majority of buildings being 2-3
storeys in height, representative of the domestic setting. Adjoining the site to the West is a 3storey block of flats at 23-27 Western Road (Western Court) with rear garage court. To the
East on Western Road, are 3-storey semi-detached Victorian villas (17-19 Western Road) and
single-storey dwellings in Dagmar Mews. To the South are 2-storey terraced houses in
Dagmar Road.
Opposite the site on the north side of Western Road on either side of the junction with St
Johns Road, is a former petrol filing station now used as a vehicle wash and for coach parking
and Southall Baptist church.
The site is located within a Controlled Parking Zone (CPZ). Parking control hours within the
CPZ are Monday-Saturday 8.30am-6.00pm and Sundays 2.00-6.00pm.
There is a bus stop on the opposite side of the road and a zebra crossing a short distance to
the west.
The site has a good accessibility with a PTAL rating of 4. Southall railway station is
approximately ½ mile (10 minute walk) from the site. Accessibility will also improve in future
with Crossrail.
The site is just outside the King Street Neighbourhood Centre (Southall Town Centre)
boundary.
*The former Albert Dane Centre was a single-storey building with a large footprint extending
deep into the site. It was set back approximately 19m from the established building line along
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Planning Committee 02/04/2014
Schedule Item: 06
the road, with large areas of hard standings to the front and east side of the building, which
provided car parking and servicing. The rear part of the site comprised garden land.
The Proposal:
The application originally proposed a part 3/4 storey building containing 39 x 1 bed flats.
However the application has been amended since it was originally submitted including an
additional set back from the southern (rear) boundary of the site and a reduction in 3 units.
The application now seeks permission for a part 3/4 storey building containing 36 onebedroom flats together with amenity space, refuse storage, disabled car parking and cycle
parking.
The building would be sited in-line with the established building line along Western Road and
would extend 40 m into the site. The rear part of the building would be angled to respond to
the irregular shape of the site. The height of the building would be 4-storey on the street
frontage, stepping down to 3-storey to the rear of the site, all with a flat roof profile.
A large area of communal amenity space would be provided to the rear of the building and
allotments would be provided on the eastern side of the building.
The development would be car-free apart from 1 disabled parking space located to the east of
the building. Cycle parking would also be provided on the eastern side of the building.
The existing vehicular access would be retained and a new pedestrian access would be
provided in the centre of the site.
Communal refuse storage would be provided at ground floor level on the North Western side
of the building.
Several existing trees on the site would be removed to facilitate the development including the
mature trees at the front of the site. However several trees along the eastern and southern
boundaries would be retained and replacement tree planting would take place on the site.
The application has been submitted by Pocket Living who principally build one-bedroom
homes, which are designed to be compact, with an efficient layout to increase their viability.
`Pocket housing` satisfies the definition of affordable housing and the definition of “discount
market homes”. Initial and subsequent sales are restricted to key workers and others who can
demonstrate that their income is below the eligibility threshold designated by the Mayor of
London for acquiring intermediate affordable housing.
Pocket Living has been awarded funding by the Mayor of London to develop `Pocket Housing`
across 8 London Boroughs, including LBE.
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Planning Committee 02/04/2014
Schedule Item: 06
o ILP Guidance Notes for the reduction of Obtrusive Lighting 2011.
o CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor
Lighting Installations - CIE 150: 2003.
o Statutory Nuisance from Insects and Artificial Light by Department of Environment Food.
Reason: To protect the living conditions of occupiers in the locality in accordance with policy
1.1 of the the Ealing Core Strategy (2012), policy 7A of the Ealing Development Management
Development Plan Document (2013) and the National Planning Policy Framework (2012).
Informatives
The decision to grant planning permission has been taken having regard to the policies in the
The Ealing Development (Core) Strategy (2012), The Ealing Development Management
Development Plan Document (2013), The London Plan (2011), The National Planning Policy
Framework (2012), and to all other relevant material considerations including Interim
Supplementary Planning Guidance.
National Planning Policy Framework (2012)
1. Building a strong, competitive economy
2. Ensuring the vitality of town centres
4. Promoting sustainable transport
6. Delivering a wide choice of high quality homes
7. Requiring good design
8. Promoting healthy communities
10. Meeting the challenge of climate change, flooding and coastal change
London Plan - The Spatial Development Strategy for Greater London (2011)
1.1 Delivering the strategic vision and objectives for London
2.6 Outer London: vision and strategy
2.8 Outer London: transport
2.13 Opportunity and intensification areas
2.14 Areas for regeneration
3.1 Ensuring equal life chances for all
3.2 Improving health and addressing health inequalities
3.3 Increasing housing supply (Table 3.1 also applies)
3.4 Optimising housing potential (Density Matrix - Table 3.2 also applies)
3.5 Quality and design of housing developments (Minimum space standards - Table 3.3 also
applies)
3.6 Children and young people’s play and informal recreation facilities
3.8 Housing choice
3.9 Mixed and balanced communities
3.10 Definition of affordable housing
3.11 Affordable housing targets
3.12 Negotiating affordable housing on individual private residential and mixed use schemes
Page 11 of 48
Planning Committee 02/04/2014
Schedule Item: 06
3.13 Affordable housing thresholds
3.14 Existing housing
3.15 Co-ordination of housing development and investment
3.16 Protection and enhancement of social infrastructure
5.1 Climate change mitigation
5.2 Minimising carbon dioxide emissions
5.3 Sustainable design and construction
5.7 Renewable energy
5.9 Overheating and cooling
5.10 Urban greening
5.11 Green roofs and development site environs
5.13 Sustainable drainage
5.14 Water quality and wastewater infrastructure
5.15 Water use and supplies
5.16 Waste self-sufficiency
5.21 Contaminated land
6.1 Strategic approach
6.3 Assessing effects of development on transport capacity
6.5 Crossrail and other strategically important infrastructure
6.7 Better streets and surface transport
6.9 Cycling
6.10 Walking
6.11 Smoothing traffic flow and congestion
6.12 Road network capacity
6.13 Parking
6.14 Freight
7.1 Building London’s neighbourhoods and communities
7.2 An inclusive environment
7.3 Designing out crime
7.4 Local character
7.5 Public realm
7.6 Architecture
7.13 Safety, security and resilience to emergency
7.14 Improving air quality
7.15 Reducing noise and soundscapes
7.21 Trees and woodlands
8.1 Implementation
8.2 Planning obligations
8.3 Community Infrastructure Levy
Revised Early Alterations to the London Plan (Draft 2013)
London Plan 2011 - Supplementary Planning Guidance/Documents
Accessible London: achieving an inclusive environment
Sustainable Design & Construction
The London Housing Strategy
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Schedule Item: 06
The London Plan: Housing Supplementary Planning Guidance (November 2012)
The Mayor’s Transport Strategy
The Mayor’s Energy Strategy
London Housing Design Guide
Ealing Development (or Core) Strategy (2012)
1.1 a, b, e, f, g, I, j & k Spatial Vision for Ealing 2026
1.2 a, d, f, h, & m, Delivery of the Vision for Ealing 2026
2.1 a, c, d, & e Realising the potential of the Uxbridge Road/Crossrail Corridor
6.2 Social Infrastructure
6.4 Planning Obligations and Legal Agreements
Ealing Development Management Development Plan Document (2013)
3.4 Optimising Housing Potential
3.5 Quality and Design of Housing Development
3A Affordable Housing
5.2 Minimising Carbon Dioxide Emissions
5.10 Urban Greening
5.11 Green Roofs and Development Site Environs
5.12 Flood Risk Management
5.21 Contaminated Land
6.13 Parking
7A Operational Amenity
7.3 Designing out Crime
7.4 Local Character
7B Design Amenity
7D Open Space
Ealing Local Plan Proposals Map South West (2013)
Ealing Interim Supplementary Planning Guidance/Documents
SPG 3 Air Quality
SPG 4 Refuse and Recycling Facilities
SPG 9 Trees and development guidelines
SPG 10 Noise and Vibration
SPD 9 Legal Agreements, Planning Obligations and Planning Gain
Accessible Ealing (draft consulted upon in October 2012)
Other Material Considerations
Ealing Council Property Strategy (2010)
Ealing Strategic Housing Market & Needs Assessment (2009)
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Planning Committee 02/04/2014
Schedule Item: 06
Southall Opportunity Area Planning Framework (Draft 2013)
Building Research Establishment (BRE) Site layout planning for daylight and sunlight (2011)
DfT Manual for Streets (2007).
Planning for Schools’ Development Plan Document (Draft 2013)
In reaching the decision to grant permission, specific consideration was given to the impact of
the proposed development on the amenities of neighbouring properties and on the character of
the area as a whole. Consideration was also given to transport and servicing, and the
provision of adequate living conditions for future occupiers. The proposal is considered
acceptable on these grounds, and it is not considered that there are any other material
considerations in this case that would warrant a refusal of the application.
2. The Council's Regulatory Services department have provided the following advice for the
details submitted for planning condition 7.
a) SPG10 requires that acoustic measurements are carried out and that precise calculations
are made for the building envelope insulation. In calculating the minimum sound reductions the
following is required:
i. A precise sound insulation calculation under the method given at BS EN12354-3: 2000, for
the various building envelopes, using the worst case one hour data (octave band linear noise
spectra from 63 Hz - 4k Hz) by night and day, to arrive at the minimum sound reductions
necessary to meet the SPG10 internal data.
ii. Approved laboratory sound insulation test certificates for the chosen windows, including
frames and seals and also for ventilators, in accordance with BS EN ISO 140-3: 1995 & BS EN
ISO 10140-2:2010, to verify the minimum sound reductions calculated.
iii. Compliance with the internal and external criteria set at SPG10.
Aircraft noise affecting the site is at a contour level of worst mode one day equal to LAeq,16hr
60 dB and LAeq,1hr 67dB by 2016. In calculating the insulation required the Lleq,1hr aircraft
noise spectrum, shown at SPG10, shall be used, along with the spectrum for any other
dominant noise sources. Under SPG10, the predicted LLeq,1hr aircraft noise exposure for the
site at 2016 has to be used and combined with any other noise exposures. The spectra to be
used are set out in SPG10.
3. The Council's Regulatory Services department have provided the following advice.
a). The Air Quality Stage 4 Review and Assessment for the London Borough of Ealing has
highlighted that this area currently experiences or is likely to experience exceedances of
Government set health-based air quality standards. Where appropriate, possible options for
mitigating poor air quality will include:
"use of passive or active ventilation for the affected habitable rooms; supplying clean incoming
air from a source as remote as possible from the source of pollution, usually must be supplied
from the rear of the premises at high level;
Page 14 of 48
Planning Committee 02/04/2014
Schedule Item: 06
"altering the layout to place habitable rooms away from sources of poor air quality;
"non-residential usage of lower floors; altering the footprint i.e. setting further away from
sources of poor air quality. Care will be needed in designing any fresh air ventilation system to
ensure that incoming air is not contaminated either by boiler flue emissions or by air
discharged from extract ventilation systems.
"The use of trickle vents on building facades subject to poor air quality is likely to compromise
other mitigation measures.
4. The Council's Regulatory Services department have provided the following advice for the
details submitted for planning condition 10.
a). Reference should be made at all stages to appropriate current guidance and codes of
practice this would include:
i. Model Procedures for the Management of Land Contamination, CLR 11, Environment
Agency, 2004
ii. Updated technical background to the CLEA model, Science Report: SC050021/SR3,
Environment Agency, 2009
iii. LQM/CIEH Generic Assessment criteria for Human Health Risk Assessment (2nd Edition),
2009
iv. BS10175:2011 Investigation of potentially contaminated sites - Code of Practice
v. Secondary Model Procedure for the Development of Appropriate Soil Sampling Strategies
for Land Contamination; Environment Agency, 2001
vi. Verification of Remediation of Land Contamination', Report: SC030114/R1, Environment
Agency, 2010
vii. Guidance for the safe development of housing on land affected by contamination, NHBC &
Environment Agency, 2008
" Clear site maps should be included in the reports showing previous and future layouts of the
site,
potential sources of contamination, the locations of all sampling points, the pattern of
contamination on site, and to illustrate the remediation strategy.
" All raw data should be provided in a form that can be easily audited and assessed by the
council.
(e.g. trial pit logs and complete laboratory analysis reports)
" on-site monitoring for ground gases with any relevant laboratory gas analysis;
" Details as to reasoning, how conclusions were arrived at and an explanation of the decisions
made must be included. (e.g. the reasons for the choice of sampling locations and depths).
5. Construction works, audible beyond the boundary of the site shall only be carried on
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Planning Committee 02/04/2014
Schedule Item: 06
between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays
and at no other times, including Sundays and Bank Holidays.
6. Prior to commencement of construction and demolition works, involving materials containing
asbestos, details of mitigation measures to control the release of asbestos fibres shall be
submitted to this section for approval
7. No bonfires shall be lit on site.
8. The development should be fitted with Ultra - Low NOx boilers with maximum NOx
Emissions of under 40 mg/kWh.
9. To assist applicants in a positive manner, the Local Planning Authority has produced
policies and written guidance, and offers and encourages a comprehensive pre-application
advice service, all of which is available on the Council's website and outlined in a 24 hours
automated telephone system.
The scheme complied with policy and guidance. The Local Planning Authority delivered the
decision proactively in accordance with requirements of the National Planning Policy
Framework.
10. The applicant is advised that Thames Water have provided the following informative for
this development:
a). Surface Water Drainage - With regard to surface water drainage it is the responsibility of a
developer to make proper provision for drainage to ground, water courses or a suitable sewer.
In respect of surface water it is recommended that the applicant should ensure that storm
flows are attenuated or regulated into the receiving public network through on or off site
storage. When it is proposed to connect to a combined public sewer, the site drainage should
be separate and combined at the final manhole nearest the boundary. Connections are not
permitted for the removal of Ground Water. Where the developer proposes to discharge to a
public sewer, prior approval from Thames Water Developer Services will be required. They
can be contacted on 0845 850 2777. This is to ensure that the surface water discharge from
the site shall not be detrimental to the existing sewerage system.
b). Recent legal changes under The Water Industry (Scheme for the Adoption of Private
Sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or
are situated outside of your property boundary which connect to a public sewer are likely to
have transferred to Thames Water ownership. Should your proposed building work fall within 3
metres of these pipes we recommend you contact Thames Water to discuss their status in
more detail and to determine if a building over/near to agreement is required, You can contact
Thames Water on 0845 850 2777 or for more information please visit the website at
www.thameswater.co.uk.
c). Where a developer proposes to discharge groundwater into a public sewer, a groundwater
discharge permit will be required. Groundwater disaschrages typically result from construction
site dewatering. deep excavations, basement infiltration, borehole installation, testing and site
remediation. Groundwater permit enquiries should be directed to Thames Water's Risk
Page 16 of 48
Planning Committee 02/04/2014
Schedule Item: 06
Management Team by telephoning 02085074890 or by emailing
[email protected]. Application forms should eb completed on line via
www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed
illegal and may result in prosecution under the provisions of the Water Industry Act 1991.
Site Description:
The site is located on the south side of Western Road Southall opposite its junction with St
Johns Road. It has a frontage of approximately 29m, an overall depth of approximately 70m,
and a site area of approximately 0.17 hectares.
The site is vacant, and secured by a temporary hoarding. It was formerly occupied by the
Albert Dane Centre* (Day Centre), which was closed and demolished in 2012. The site is
currently in London Borough of Ealing (LBE) ownership.
There are a number of mature trees on and adjacent to the site some of which are subject to a
Tree Preservation Order (TPO).
There is an established vehicular access towards the North East corner of the site almost
directly opposite St Johns Road.
The site is within a predominantly residential area with the majority of buildings being 2-3
storeys in height, representative of the domestic setting. Adjoining the site to the West is a 3storey block of flats at 23-27 Western Road (Western Court) with rear garage court. To the
East on Western Road, are 3-storey semi-detached Victorian villas (17-19 Western Road) and
single-storey dwellings in Dagmar Mews. To the South are 2-storey terraced houses in
Dagmar Road.
Opposite the site on the north side of Western Road on either side of the junction with St
Johns Road, is a former petrol filing station now used as a vehicle wash and for coach parking
and Southall Baptist church.
The site is located within a Controlled Parking Zone (CPZ). Parking control hours within the
CPZ are Monday-Saturday 8.30am-6.00pm and Sundays 2.00-6.00pm.
There is a bus stop on the opposite side of the road and a zebra crossing a short distance to
the west.
The site has a good accessibility with a PTAL rating of 4. Southall railway station is
approximately ½ mile (10 minute walk) from the site. Accessibility will also improve in future
with Crossrail.
The site is just outside the King Street Neighbourhood Centre (Southall Town Centre)
boundary.
*The former Albert Dane Centre was a single-storey building with a large footprint extending
deep into the site. It was set back approximately 19m from the established building line along
Page 17 of 48
Planning Committee 02/04/2014
Schedule Item: 06
the road, with large areas of hard standings to the front and east side of the building, which
provided car parking and servicing. The rear part of the site comprised garden land.
The Proposal:
The application originally proposed a part 3/4 storey building containing 39 x 1 bed flats.
However the application has been amended since it was originally submitted including an
additional set back from the southern (rear) boundary of the site and a reduction in 3 units.
The application now seeks permission for a part 3/4 storey building containing 36 onebedroom flats together with amenity space, refuse storage, disabled car parking and cycle
parking.
The building would be sited in-line with the established building line along Western Road and
would extend 40 m into the site. The rear part of the building would be angled to respond to
the irregular shape of the site. The height of the building would be 4-storey on the street
frontage, stepping down to 3-storey to the rear of the site, all with a flat roof profile.
A large area of communal amenity space would be provided to the rear of the building and
allotments would be provided on the eastern side of the building.
The development would be car-free apart from 1 disabled parking space located to the east of
the building. Cycle parking would also be provided on the eastern side of the building.
The existing vehicular access would be retained and a new pedestrian access would be
provided in the centre of the site.
Communal refuse storage would be provided at ground floor level on the North Western side
of the building.
Several existing trees on the site would be removed to facilitate the development including the
mature trees at the front of the site. However several trees along the eastern and southern
boundaries would be retained and replacement tree planting would take place on the site.
The application has been submitted by Pocket Living who principally build one-bedroom
homes, which are designed to be compact, with an efficient layout to increase their viability.
`Pocket housing` satisfies the definition of affordable housing and the definition of “discount
market homes”. Initial and subsequent sales are restricted to key workers and others who can
demonstrate that their income is below the eligibility threshold designated by the Mayor of
London for acquiring intermediate affordable housing.
Pocket Living has been awarded funding by the Mayor of London to develop `Pocket Housing`
across 8 London Boroughs, including LBE.
Page 18 of 48
Planning Committee 02/04/2014
Schedule Item: 06
small and entirely inappropriate to replace the lost trees. Southall is already
massively under resourced with trees, let alone large canopied trees.
The Tree Service objects to the proposal as it will have an entirely
detrimental effect on tree cover in the area and does not go nearly far
enough to replace the proposed losses of trees on site. The Three London
Planes to the front of the site are large canopied, healthy trees that are very
rare in the Southall area – as demonstrated in the Design and access
statement. Their loss would further reduce tree cover and amenity levels in
the area still further.
The loss of the London plane trees would be wholly inappropriate in any
location but especially so in this location. London planes are capable of
heights of 30 metres and these specimens are capable of living for another
100 years, whilst the proposed trees are only capable of 5-10 metres in
height, with Cherries usually only managing 30-40 years in urban conditions.
The CAVAT value of the trees being removed from the front of the site is
£125,450.
It is recommended that the site is re-thought with the building being set back
from the London Planes to several metres outside of their canopies.
Examples of such schemes are included in their design and access
statement
Currently the scheme goes against London Plan Policy 7.21 (Trees and
Woodlands), the Tree & Woodland Framework and the Ealing Tree Strategy.
Case officer’s response: A response to these points is included in the tree
section of the reasoned justification.
Landscape
Architect
No Objection
Communal Amenity Space
In accordance with Ealing Development Management DPD policy 7D the
development should be provided with 5 sq. m of private amenity space per
unit or a total of 540 sq. m of communal amenity space (15 sq. m per unit).
The development would provide:
Page 27 of 48

Private amenity space for 9 units (ground floor units 1, 3 & 4-10 at 5
sq. m per unit).

450 sq. m of communal amenity space in a single area to the rear of
the site.
Planning Committee 02/04/2014

Schedule Item: 06
55 sq. m of allotments
The development therefore provides private gardens for 9 units and 450 sq.
m of communal amenity space/ 55 sq. m of allotments for the remaining 27
units in excess of the required standards
Children’s Play Space
is acknowledged that the child yield is low (4 equating to 40 sq. m.), below 10
which is the threshold triggering the need for onsite space provision, the
Mayor’s Play and Informal Recreation SPG advises that a financial
contribution should be made in such instances to invest in off-site provision.
Alternatively some on site children’s play equipment could be provided as
part of the communal area. This must be functional/useable and should not
undermine the value of the rest of the communal area.
Landscaping
The development has been submitted with a landscaping scheme which
shows extensive soft landscaping on the site including the areas to the side
and front of the building. The level of landscaping and the types of planting
are considered to be appropriate. However additional soft landscaping will be
required in the communal amenity area.
Case officer’s response: a response to these points is included in the living
conditions and landscaping sections of the reasoned justification.
Planning Policies (refer to planning informatives)
Reasoned Justification:
The issues to consider on this application are the principle of development, affordable housing,
housing mix, education, density, design and scale, trees and landscaping, amenity impact,
living conditions for future occupants, car parking, access, traffic, servicing, refuse and
recycling, noise, air quality and land contamination, accessibility, energy
efficiency/sustainability biodiversity, flooding, drainage and community infrastructure levy all in
accordance with the relevant policies of the Ealing Core Strategy (2012), the Ealing
Development Management Development Plan Document (2013), The London Plan (2011), the
National Planning Policy Framework (2012) relevant supplementary guidance and other
material planning considerations.
Principle of Development
The site is vacant, and secured by a temporary hoarding. It was formerly occupied by the
Albert Dane Centre (an Adult Social Care facility) which was closed in 2011 and demolished in
2012. The site is currently in London Borough of Ealing (LBE) ownership.
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Background
The Council’s Property Strategy 2010 stated that the Albert Dane Centre was not well suited to
its use and the Council had plans for a new adult social care facility within the Dominion
Centre located nearby on The Green (to be completed in 2014). A report to Cabinet in
November 2010 demonstrated that the facility was no longer fit for purpose and that of the 119
attendees only 23 were eligible for ongoing support. It was considered that those who were
eligible could be better supported through alternative personalised support as a part of the
Council’s approach to modernising its care services. As such it was agreed by the Council’s
Cabinet that the facility should be demolished and not replaced. The facility closed in 2011 and
the building was demolished in 2012.
In 2013 the Council’s Cabinet authorised the disposal of the site to Pocket Homes for the
provision of affordable housing. This 2013 report to Cabinet also confirmed that the adult
social care services within this part of Southall would be provided at the Dominion Centre (to
be completed in 2014).
Assessment of the Principle of Development
Due to the history of use, the site would be classified as a redundant community facility (also
known as social infrastructure).
London Plan Policy 3.16 (Protection and enhancement of social infrastructure) states that
‘proposals which would result in the loss of social infrastructure in areas of defined need for
that type of social infrastructure without realistic proposals for reprovision should be resisted.
The suitability of redundant social infrastructure premises for other forms of social
infrastructure for which there is a defined need in the locality should be assessed before
alternative developments are considered.’
The type local adult social care which was previously provided at The Albert Dane Centre
would be provided at the nearby Dominion Centre on The Green and through alternative
personalised support as a part of the modernisation of the Council’s care services. The works
to provide adult social care at the Dominion Centre are being implemented and will be
completed in 2014. It is therefore considered that the development has not resulted in the loss
of adult social care in the area as a type of social infrastructure.
The buildings on the site were demolished in 2012 and the site was cleared and is now
protected by a perimeter hoarding. There are therefore no premises on site to be reoccupied
or re-used by other forms of social infrastructure. Nevertheless this is a relatively large site
measuring 0.17 hectares in an accessible location located close to Southall Town Centre. In
accordance with London Plan Policy 3.16 it is necessary to assess whether there is defined
need to use the site for other types of social infrastructure for which there is a defined need in
the area. The different types of social infrastructure are considered below:
Education.
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There are several existing schools in the area including Featherstone High School, Dairy
Meadow Primary School, St Anslems Catholic Primary School, Wolf Fields Primary School,
Havelock Primary School, Clifton Primary School and The Sybil Elgar School. There has also
been a recent enhancement of education provision in Southall with the redevelopment of
Dormers Wells High School.
The Council’s Draft ‘Planning for Schools’ Development Plan Document confirms that for
Primary School level, 2 additional forms of entry (FE) will be required in Southall South by
2015/16. For Secondary provision, 1 additional FE will be required by 2019/20. For both
primary and secondary need, this is over and above the currently agreed provision/expansion
plans.
The schools DPD has already identified a list of potential sites for new schools or expansions
to existing schools in the area. In addition one of the criteria for selecting sites for new schools
is the size of the site which should be at least 0.6 hectares in order to deliver a school. The
application site measures 0.17 hectares and therefore would be unsuitable for delivering a new
school.
There is adequate education provision in the area and although there is a future need potential
sites have already been identified. In addition the site would not be large enough to provide a
new school. It is therefore considered that there is no defined need to use the site for a new
school.
Youth Centres
There are several existing youth centres in the area including the Phoenix Social Club
(Dormers Wells Youth Centre), Young Adults Centre and the Visions Centre (Featherstone
High School). The various religious institutions in the area also provide youth activities and
support services. Addition children’s social care facilities are to be provided within the nearby
Dominion Centre on The Green (to be completed in 2014).
Although the site may be a suitable size for a new youth centre, there is adequate provision of
youth centres in the area and additional services are planned at the nearby Dominion Centre.
It is therefore considered that there is no defined need to use the site for a new youth facility.
Adult Social Services
The former Albert Dane Centre was itself an adult social care facility and as set out above the
the nearby Dominion Centre on The Green would provide replacement adult social care
services in the area. There is also another adult social care facility in the area at the MILAP
Day Centre.
Therefore again although the site may be suitable for an adult social care facility there is
adequate provision of adult social care provision in the area and additional services are
planned at the nearby Dominion Centre. It is therefore considered that there is no defined
need to use the site for a new adult social facility.
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Children’s Services
There are several existing children’s centres and nurseries in the area including Dormers
Wells Play Centre, Glebe Nursery School, Greenfields Children’s Centre, Grove House
Children’s Centre, Southall Park Children’s Centre, Southall Opportunity Nursery and Dormers
Wells Children’s Centre. There are also several private children’s nurseries in the area.
It is considered that there is adequate existing provision of children’s services in the area.
Although the site may be an appropriate size for a children’s centre or nursery there is no
defined need to use the site for such a use.
Leisure Services
There are several existing leisure facilities in the area including Southall Sports Centre
(opened in 2005), Featherstone Sports Centre and Dormers Wells Sports Centre. The nearby
Southall Recreation Ground provides open air recreation and there are also numerous private
sports and leisure facilities in the area including gyms and activity based organisations.
It is therefore considered that there is adequate leisure provision in the area. In addition the
site may not be suitable for a new leisure facility due to its size and location within a residential
area. It is therefore considered that there is no defined need to use the site for a new leisure
facility.
Libraries
A new local library is to be provided within the nearby Dominion Centre on The Green (to be
completed 2014) therefore there is adequate provision in the area and there is no defined
need to use the site for a new library.
Community Centres
A new community centre is to be provided within the nearby Dominion Centre on The Green
(to be completed 2014) and further additional provision is proposed as Southall Manor House.
It is also noted that the various religious facilities in the area also provide community support
services. Furthermore there are plans to further enhance community services at the St Johns
Church Hall site at the Junction of Western Road and King Street. It is therefore considered
that there is adequate provision in the area and there is no defined need to use the site for a
new community centre.
Religious Facilities
There are numerous existing religious facilities in the area including The Gurdwara Sri Guru
Singh Sabha, St Johns Church, St Anslems Roman Catholic Church, The Central Jamia
Mosque, Southall Baptist Church, The Church of God Pentecostal Church, The Sri Guru
Valmik Sabha, the Shree Ram Mandir, and the Sri Guru Amardass Gurmar. There are also
some additional religious facilities under construction including the Afghan Ekta Cultural &
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Religious Community Centre on King Street. There is therefore adequate religious provision in
the area.
In addition the site may not be suitable for a new religious facility due to its size and proximity
to residential use. It is therefore considered that there is no defined need to use the site for a
new leisure facility.
Overall it is considered that the former social infrastructure on the site (adult social care) has
been adequately replaced at the nearby Dominion Centre or through modernisation of service
provision.
The site is not suitable for some types of alternative social infrastructure such as education
and schools due to its small size and location within a residential area. The area also has a
good range of existing or planned provision of the various other types of social infrastructure.
In addition it should be acknowledged that alternative social infrastructure may not be
deliverable on the site in the short term. It is therefore considered that there is no defined
need for the site for alternative social infrastructure use in accordance with London Plan Policy
3.16.
The site is therefore considered suitable for residential redevelopment. It is a brownfield site
located is accessible location in a residential area close to Kings Street Neighbourhood
Centre, Southall. The accessibility of the site would also improve following the implementation
of the Crossrail project. The site is also located within the Southall Opportunity Area Planning
Framework (OAPF).
The National Planning Policy Framework (paragraph. 49) states that housing applications
should be considered in the context of the presumption in favour of sustainable development.
London Plan Policy 2.13 (Opportunity Areas and Intensification Areas) states that
‘development proposals in opportunity and intensification area should seek to optimise
residential output and density.
London Plan Policy 3.3 (Increasing Housing Supply) recognises the pressing need for more
housing in London and seeks to ensure that housing need is met through the delivery of new
housing through intensification of existing urban areas.
Ealing Core Strategy Policies 1.1 (The Spatial Vision for Ealing 2026) and 2.1 (Realising the
Potential of the Uxbridge Road/Crossrail Corridor) states that the Council is seeking 14,000
additional homes by 2026 which will be concentrated within the development corridors
including 9,000 new homes within the Uxbridge Road Crossrail/Corridor.
The Southall Opportunity Area Planning Framework (Draft 2013) states that the area should
deliver a minimum of 6000 new homes over the next 20 years including 450 within ‘The Green’
area which the application site falls within.
Overall it is considered that the proposed residential development of the site by Pocket Living
would make an effective use of a vacant brownfield site within an accessible location and
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would increase affordable housing supply within the Uxbridge Road/Crossrail Corridor and the
Southall Opportunity Area. The development is therefore accepted in principle in accordance
with Ealing Core Strategy policies 1.1 and 2.1, London Plan Policies 2.13 and 3.4, The
Southall Opportunity Area Planning Framework and the National Planning Policy Framework.
Affordable Housing
In accordance with Ealing Core Strategy policy 1.2 (Delivery of the Vision for Ealing 2026),
Ealing Development Management Policy 3A (Affordable Housing), and London Plan policy
3.13 (Affordable housing thresholds) developments with 10 or more residential units are
required to provide 50% affordable housing provision.
The development would be 100% affordable housing with all of the 36 x 1 bed pocket flats
meeting the definition of intermediate affordable housing in the National Planning Policy
Framework (2012) and the Revised Early Alterations to the London Plan (Draft 2013).
The applicant Pocket Living delivers 100% affordable housing schemes on small and medium
sized sites in accessible locations by maximising the number of 1 bedroom units and by using
a space efficient compact design with each flat having an internal floorspace of 38 sq. m.
The type of intermediate affordable housing would be discounted to 80% of the open market
value with eligibility restricted to households with an income below the Mayor’s maximum
household income threshold for eligibility for affordable housing including key workers. In the
first instance the flats would be offered to residents and workers within Ealing who are eligible
for affordable housing.
The lease on any flats sold would oblige owners to follow the same eligibility rules when selling
on their flats. Mortgage providers will not release their security to allow a sale to proceed
unless Pocket as administrator has issued a legal certificate confirming that the buyer is
eligible. This ensures that the flats remain affordable in perpetuity.
The applicant Pocket Living has been awarded a significant long term loan funding by the
Greater London Authority under the Mayors Housing Covenant which is intended to boost the
number of intermediate homes for sale.
Affordable Tenure
London Plan Policy 3.11 (Affordable Housing Thresholds) and Ealing Development
Management Policy 3A (Affordable Housing) set a target of a 60/40 split between affordable
rented and intermediate tenure.
Although the proposed development would be 100% intermediate tenure, London Plan Policy
3.11 allows for flexibility in light of coordinating provision and targets to meet the range of
strategic, sub-regional and local affordable housing needs. It is acknowledged that the
applicant Pocket Living provides 100% intermediate affordable on small to medium sized sites
to meet regional affordable housing needs in accordance with this policy.
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Housing Mix
London Plan policy 3.8 (Housing Choice) states that new development should offer a range of
housing choices, in terms of the mix of housing sizes and types, taking account of the housing
requirements of different groups and the changing roles of different sectors. Ealing Core
Strategy policy 1.2 states that affordable housing should aim to achieve mixed communities
with a range of housing types across the borough and to meet local needs.
The proposed housing mix would be 36 x 1 bedroom flats (100% x 1 bedroom) which would
deviate from the Council’s preferred housing mix which is set out in the Ealing Strategic
Housing Market & Needs Assessment (2009) which recommends 60% x 1 and 2 bedroom
units and 40% x 3 and 4+ bedroom units. However it is acknowledged that this is an
exceptional development made up of 36 x 1 bed Pocket Living flats which are designed to
provide high quality compact affordable housing. The type of residential accommodation
proposed would meet local and regional housing needs and is supported by the Council’s
Housing Department.
Education
The development would provide 36 x 1 bed ‘Pocket Living’ flats which are designed for singles
or couples without children. The development would therefore not be likely to result in an
additional demand on local education services. However the Council’s Education Department
have advised that the development should make a nominal financial contribution of £2,100
towards local education provision to account for the possibility/risk that some children could
reside within the development.
Density, Layout, Scale & Design
Density
The National Planning Policy Framework (2012) promotes the efficient use of land through
high density, sustainable development on previously developed land.
London Plan policy 3.4 (Optimising Housing Potential) states that taking into account local
context and character, the design principles in the London Plan and public transport capacity,
development should optimise housing output for different types of location within the relevant
density range shown in table 3.2 (which indicates appropriate densities according to the setting
of the site and the public transport accessibility rating).
Ealing Development Management DPD policy 3.4 (Optimising Housing Potential) states that
appropriate density ranges in Ealing will normally be Urban in Southall Town Centre and
Suburban in the rest of the Borough.
As the site is located on a main classified road just outside Southall Town Centre it is
considered to be on the border between an Urban and Suburban setting. The site also has a
PTAL of 4.
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Schedule Item: 06
No impact piling/piling method statement (in consultation with Thames
Water).
Recommended Planning Informatives




Surface water drainage.
Restrictions on new connections
Advice on ownership of sewerage infrastructure.
Groundwater discharge permits.
Internal Consultation
Transport
Services
The site fronts onto Western Road, a classified road which carries a
substantial volume of through traffic. There are long traffic queues in the
section of Western Road outside the application site during the morning and
evening peak hours. Western Road is about 6 metres wide in the vicinity of
the application site and thus can only accommodate one lane of traffic in
each direction. There are parking restrictions in the section of Western Road
fronting the application site
Western Road is served by 5 bus routes (E5, H32, 482, 195 and 105) and
the PTAL score for the site is 4 (which is above average).
Parking
The site is located close to Southall Town Centre within a Controlled Parking
Zone (CPZ) which operates Mon-Sat, 8.30am-6pm and Sun, 2pm -6pm and
there are parking restrictions on Western Road in the vicinity of the site. As
the site meets the Council’s Low Car Housing criteria, Transport would
request that the developer enters into a section106 agreement with the
council denying residents of the development the right to purchase CPZ
permits.
The main issues for this development are disabled parking provision,
servicing, vehicular access and pedestrian safety.
With respect to disabled parking, no car parking except one disabled space
is proposed. Ealing’s Development Management DPD Document requires a
minimum provision of 1 space for every 10 dwellings which equates to 4
disabled spaces for the 36 flats proposed. However, given the constraints of
the site, Transport would accept a minimum of 2 spaces, plus a contribution
of £6k in lieu of the shortfall of 2 disabled spaces.
The applicant proposes 36 cycle spaces for the 36 flats. Cycle parking is
proposed in two secure, sheltered and lockable compounds. Transport would
request that the type of stands used should allow both wheels and the frame
of the bicycle to be locked. It is advised that the majority of cycle stands
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should require no lifting. Details of the cycle parking are recommended by
way of a condition
Transport would request that the applicant submits a travel plan and obtains
the Council’s approval of the plan prior to occupation of the development.
The plan should be secured via a S106 agreement which sets out the main
headlines and funding earmarked to deliver travel plan measures.
Servicing
The applicant proposes that larger deliveries and refuse collection will take
place from Western Road at the front of the site. However, Western Road in
the vicinity of the site is narrow (approximately 6 metres wide) and can
accommodate a lane of traffic in each direction. Further, there is a bus stop
which serves 5 routes, diagonally opposite the site. Hence, loading and
unloading including refuse servicing from the front of the site may potentially
cause congestion on Western Road.
However it is acknowledged that refuse vehicles would only be stationary for
a few minutes once a week. In addition it is noted that other properties along
Western Road are serviced in this way including the adjacent block of flats
(Western Court). There is therefore no objection to refuse servicing from
Western Road although a servicing management plan should be submitted
setting out management arrangements including bringing the bins out ready
on the day of collection.
Regarding deliveries by smaller vehicles a box van would be able to enter,
turn around and exit the site in forward gear so long as the forecourt area is
kept clear. Transport would request that the applicant submits swept paths of
a light goods rigid vehicle by way of a condition.
A site parking management plan is therefore requested by way of a condition
to ensure that vehicles do not park in the turning area.
Access and Highway Impact
The existing vehicular access to the site from Western Road would be
retained. It is directly opposite St. Johns Road and forms a cross road at this
location. This increases potential right turn conflicts and safety risks.
Further, there have been 4 reported accidents, 1 serious and 3 slight, in front
of the site access in the last three years. Three of the four accidents involved
pedestrians and one involved a cyclist. Majority of the pedestrian accidents
occurred in front of the site while crossing the road. Hence, there is a need to
reduce traffic speeds on the approaches in order to improve road safety. In
addition to the safety issues associated with the location of the vehicular
access, the site would generate over 30 two-way trips during the morning
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peak hour, most of which would be undertaken by public transport,
increasing the need to cross at this location. To reduce traffic speeds on the
approaches to the access and improve safety conditions for pedestrians in
front of the site, Transport require a financial contribution of £20,000 to install
a raised table at the junction of Western Road/St Johns Road/Site Access.
Recommended S.106 Agreement



£20,000 towards a raised table at the junction of Western Road/St
Johns Road
£6,000 in lieu of the shortfall of two disabled bay.
Low Car Housing Agreement to restrict residents of the development
from buying car parking permits in the local CPZ.
Recommended Planning Conditions





Refuse/servicing management plan.
Details of cycle parking
Details of travel plan
Construction management plan
Car Parking/access management plan
Case officer’s response: A response to these points is included in the refuse
and recycling section of the reasoned justification.
Environmental Objection
Services
The proposed development layout would require the refuse vehicle to stop
and remain stationary on Western Road which is a busy main road. This
arrangement is not ideal as it is likely to increase congestion on Western
Road and may raise a safety risk to Environmental Services staff working at
the back of the vehicle.
It is acknowledged that the developer wants to provide 3 x 1100 litre bins
based on experience within other developments in London (although the
refuse store would be capable of accommodating the require 6 x 1100 litre
bins) in order to reduce servicing time. There is no objection to this provided
there is capacity for 6 bins to be provided if necessary.
It is also acknowledged that 1 large bin would be provided for recycling
however from 2015 recycling needs to be separately sorted. Therefore
separate space will be required for additional; recycling storage.
Case officer’s response: A response to these points is included in the refuse
and recycling section of the reasoned justification.
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Regulatory
Services
Schedule Item: 06
No Objection
Noise
The site is affected by transport and commercial noise (Western Road,
Southall). The proposed residential building with a façade facing on to
Western Road is expected to receive a high noise exposure (Noise category
B).
The site is also located within the worst mode noise contour predicted for
2016 (60 dB). Mitigation is therefore required (insulation of the building
envelope) to provide acceptable conditions within the development to the
standards in the Council’s SPG 10.
Recommended Planning Conditions

Insulation of the building envelope.

Maximum noise levels for external plant and machinery.
Air Quality
The site is located within an Air Quality Management Area (AQMA). Due to
emissions in the area from transportation sources mitigation will be required
in the form of additional ventilation for the residential units with facades on
Western Road with a fresh air intake to the rear of the building at high level.
The ventilation system should be designed to ensure that there is a minimum
separation distance of 1 m between the fresh air intake and the exhaust
ducts for the residential units.
Recommended Planning Conditions

Ventilation.
Building Emissions
After road transport buildings are the second largest source of air pollution in
London. In accordance with the London Plan and the Mayors Air Quality
Strategy development should be at least air quality neutral.
Recommended Planning Conditions

Ultra low emission boilers.
Recommended S.106 Contribution.
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£3,600 financial contribution to mitigate the air quality impact of the
development (towards measures within the Council’s AQMA).
Construction/Demolition
The submitted Construction Management Plan contains sufficient information
on dust, fumes and noise from construction vehicles in accordance with the
Mayors (Greater London Authority) best practice guidance.
External Lighting
The proposed lighting scheme shall be designed to reduce light pollution to
nearby residents and road users.
Recommended Planning Conditions.

External lighting standards.
Contaminated Land
Mitigation will be required due to possible asbestos contamination of the soils
and the previous use of the site with made ground implications.
An intrusive site investigation will need to be undertaken to ascertain the
level of possible contamination particularly in the gardens and soft
landscaping areas and within the footprint of the development. The intrusive
ground investigation should be undertaken after the site clearance to ensure
the sampling of the soils and land gas monitoring is not restricted due to
inaccessible locations.
Recommended Planning Conditions

Contamination. Intrusive site investigation, remediation and
verification.
General Informatives






Housing
Services
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Technical requirements for noise insulation.
Technical requirements for air quality.
Technical requirements for contamination.
Construction hours.
Asbestos advice.
No bonfires.
No Objection
Planning Committee 02/04/2014
Schedule Item: 06
Ealing Core Strategy policy 1.2 and London Plan policy 3.13 requires
developments of 10 or more units to provide 50% affordable housing
provision. The application is for 100% affordable homes which Housing
would strongly support.
The applicant Pocket Living provide compact homes for single people and
couples who cannot afford to buy on the open market. Homes are typically
80% of the cost of homes in each neighbourhood. This qualifies as affordable
housing as follows:

The eligibility to purchase is restricted to those buyers with a
household income below the Mayor’s maximum household income
threshold for eligibility for affordable housing schemes.

The lease of every Pocket home includes conditions that oblige
owners to follow the same eligibility rules when selling. Mortgage
providers will not release their security to allow a sale to proceed
unless Pocket as administrator has issued a legal certificate
confirming that the buyer is eligible. Through these lease conditions
Pocket ensures its homes remain affordable in perpetuity, subject only
to minor exceptions. This distinguishes them from shared equity or
shared ownership homes.

The cost below market levels - Pricing is agreed with the local council
for each development, usually at a specified discount of at least 20%
to the local market price for equivalent homes, and is always subject
to a maximum of 3.5x the Mayor’s maximum threshold income for
affordable housing.
Education
Although the development would provide 36 one bedroom flats, a financial
contribution of £2,100 should be made towards local education provision.
Tree Officer
Objection
There are 21 trees on site of varying quality
T1 & T3 to the front of the site are exceptional trees and worthy of inclusion
in a TPO.
7 trees are proposed for removal including the 3 London planes to the front
of the site.
Only 3 small trees are proposed for replacement tree planting at the front of
the site.
The substantial trees to the front of the site, which provide a large amount of
amenity to the area, are proposed for removal. The replacement planting is
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Schedule Item: 06
Western Road to the east of the site however that part of the garden contains a large
outbuilding and therefore the development would not result in an amenity impact on that
property. The southern elevation of the southern block would be sited over 21 m from the rear
garden of no. 11 Dagmar Road to the south of the site which is a distance normally considered
to provide a suitable set-back in relation to overlooking. It is therefore considered that the
development would not result in overlooking of neighbouring gardens.
Loss of Outlook/Increased Enclosure
Due to the layout of the development in relation to neighbouring buildings as considered above
and the lack of habitable windows on neighbouring buildings that face onto the site the
development would not result in a loss of outlook or increased enclosure of neighbouring
properties.
Overall the development would not cause unacceptable impact on the amenity of surrounding
land and buildings in accordance with London Plan Policy 7.6, Ealing Development
Management DPD policy 7B and the (BRE) Site layout planning for daylight and sunlight
(2011).
Amenity of Future Occupants – indoor & outdoor (amenity space) living standards
Internal Living Conditions
The development would provide 36 x 1 bedroom Pocket Living flats which have a space
efficient compact design with each flat having an internal floorspace of 38 sq. m (apart from
the wheelchair accessible flat which has a floorspace of 45 sq m.
London Plan Policy 3.5 (table 3.3) and the London Plan Housing SPG set out the minimum
internal floorspace standards for new flats which normally require a minimum of 37 sq. m for a
1 person studio flat* and 50 sq m for a 1 bedroom 2 person flat. It should be noted that the 37
sq m 1 person studio is normally interpreted as being for studio flats where there is no internal
subdivision between rooms.
It is considered that the London Plan 50 sq. m requirement for 1 bedroom 2 person units is not
appropriate for this development as the proposed units are designed for single occupancy. In
addition although the flats would not have a typical studio layout they are designed to be
compact with an efficient layout and use of space. In addition the units have high ceilings, full
height windows, built in storage areas and space for dining room tables.
London Plan (paragraph 3.36) does allow for single person dwellings of 37 sq. m if the
development proposed has an exemplary design and contributes to the achievement of the
other objectives of the London Plan. This is an exceptional residential development which
would provide 36 x 1 bed ‘Pocket Living’ flats. Although the flats are compact it is considered
that they would all be high quality units which would be designed to make an efficient use of
space. The applicant Pocket Living has received strong support for this type of residential
development from the Greater London Authority and has won a range of awards from Housing
Design, Building for Life, CABE and the Evening Standard.
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The development would have a good quality internal layout in other respects with adequate
circulation space, floor to ceiling heights (>2.5 m) and adequate light and outlook provided to
all flats.
Overall it is considered that the development would provide good living for future residents with
adequate internal floorspace and layout in accordance with London Plan Policy 3.5 and the
London Plan Housing SPG.
External Amenity Space
In accordance with Ealing Development Management DPD policy 7D the development should
be provided with 5 sq. m of private amenity space per unit or a total of 540 sq. m of communal
amenity space (15 sq. m per unit).
The development would provide:
• Private amenity space for 9 units (ground floor units 1, 3 & 4-10 at 5 sq. m per unit).
• 450 sq. m of communal amenity space in a single area to the rear of the site.
• 55 sq. m of allotments
The development therefore provides private gardens for 9 units and 450 sq. m of communal
amenity space/ 55 sq. m of allotments for the remaining 27 units in excess of the required
standards
Children’s Play Space
is acknowledged that the child yield is low (4 equating to 40 sq. m.), below 10 which is the
threshold triggering the need for onsite space provision, the Mayor’s Play and Informal
Recreation SPG advises that a financial contribution should be made in such instances to
invest in off-site provision. Alternatively some on site children’s play equipment could be
provided as part of the communal area. This must be functional/usable and should not
undermine the value of the rest of the communal area.
Landscaping
The development has been submitted with a landscaping scheme which shows extensive soft
landscaping on the site including the areas to the side and front of the building. The level of
landscaping and the types of planting are considered to be appropriate. However additional
soft landscaping will be required in the communal amenity area.
Car Parking, Access, Traffic, Servicing
The site fronts onto Western Road, a classified road which carries a substantial volume of
through traffic. There are long traffic queues in the section of Western Road outside the
application site during the morning and evening peak hours. Western Road is about 6 metres
wide in the vicinity of the application site and thus can only accommodate one lane of traffic in
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small and entirely inappropriate to replace the lost trees. Southall is already
massively under resourced with trees, let alone large canopied trees.
The Tree Service objects to the proposal as it will have an entirely
detrimental effect on tree cover in the area and does not go nearly far
enough to replace the proposed losses of trees on site. The Three London
Planes to the front of the site are large canopied, healthy trees that are very
rare in the Southall area – as demonstrated in the Design and access
statement. Their loss would further reduce tree cover and amenity levels in
the area still further.
The loss of the London plane trees would be wholly inappropriate in any
location but especially so in this location. London planes are capable of
heights of 30 metres and these specimens are capable of living for another
100 years, whilst the proposed trees are only capable of 5-10 metres in
height, with Cherries usually only managing 30-40 years in urban conditions.
The CAVAT value of the trees being removed from the front of the site is
£125,450.
It is recommended that the site is re-thought with the building being set back
from the London Planes to several metres outside of their canopies.
Examples of such schemes are included in their design and access
statement
Currently the scheme goes against London Plan Policy 7.21 (Trees and
Woodlands), the Tree & Woodland Framework and the Ealing Tree Strategy.
Case officer’s response: A response to these points is included in the tree
section of the reasoned justification.
Landscape
Architect
No Objection
Communal Amenity Space
In accordance with Ealing Development Management DPD policy 7D the
development should be provided with 5 sq. m of private amenity space per
unit or a total of 540 sq. m of communal amenity space (15 sq. m per unit).
The development would provide:
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
Private amenity space for 9 units (ground floor units 1, 3 & 4-10 at 5
sq. m per unit).

450 sq. m of communal amenity space in a single area to the rear of
the site.
Planning Committee 02/04/2014

Schedule Item: 06
55 sq. m of allotments
The development therefore provides private gardens for 9 units and 450 sq.
m of communal amenity space/ 55 sq. m of allotments for the remaining 27
units in excess of the required standards
Children’s Play Space
is acknowledged that the child yield is low (4 equating to 40 sq. m.), below 10
which is the threshold triggering the need for onsite space provision, the
Mayor’s Play and Informal Recreation SPG advises that a financial
contribution should be made in such instances to invest in off-site provision.
Alternatively some on site children’s play equipment could be provided as
part of the communal area. This must be functional/useable and should not
undermine the value of the rest of the communal area.
Landscaping
The development has been submitted with a landscaping scheme which
shows extensive soft landscaping on the site including the areas to the side
and front of the building. The level of landscaping and the types of planting
are considered to be appropriate. However additional soft landscaping will be
required in the communal amenity area.
Case officer’s response: a response to these points is included in the living
conditions and landscaping sections of the reasoned justification.
Planning Policies (refer to planning informatives)
Reasoned Justification:
The issues to consider on this application are the principle of development, affordable housing,
housing mix, education, density, design and scale, trees and landscaping, amenity impact,
living conditions for future occupants, car parking, access, traffic, servicing, refuse and
recycling, noise, air quality and land contamination, accessibility, energy
efficiency/sustainability biodiversity, flooding, drainage and community infrastructure levy all in
accordance with the relevant policies of the Ealing Core Strategy (2012), the Ealing
Development Management Development Plan Document (2013), The London Plan (2011), the
National Planning Policy Framework (2012) relevant supplementary guidance and other
material planning considerations.
Principle of Development
The site is vacant, and secured by a temporary hoarding. It was formerly occupied by the
Albert Dane Centre (an Adult Social Care facility) which was closed in 2011 and demolished in
2012. The site is currently in London Borough of Ealing (LBE) ownership.
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Background
The Council’s Property Strategy 2010 stated that the Albert Dane Centre was not well suited to
its use and the Council had plans for a new adult social care facility within the Dominion
Centre located nearby on The Green (to be completed in 2014). A report to Cabinet in
November 2010 demonstrated that the facility was no longer fit for purpose and that of the 119
attendees only 23 were eligible for ongoing support. It was considered that those who were
eligible could be better supported through alternative personalised support as a part of the
Council’s approach to modernising its care services. As such it was agreed by the Council’s
Cabinet that the facility should be demolished and not replaced. The facility closed in 2011 and
the building was demolished in 2012.
In 2013 the Council’s Cabinet authorised the disposal of the site to Pocket Homes for the
provision of affordable housing. This 2013 report to Cabinet also confirmed that the adult
social care services within this part of Southall would be provided at the Dominion Centre (to
be completed in 2014).
Assessment of the Principle of Development
Due to the history of use, the site would be classified as a redundant community facility (also
known as social infrastructure).
London Plan Policy 3.16 (Protection and enhancement of social infrastructure) states that
‘proposals which would result in the loss of social infrastructure in areas of defined need for
that type of social infrastructure without realistic proposals for reprovision should be resisted.
The suitability of redundant social infrastructure premises for other forms of social
infrastructure for which there is a defined need in the locality should be assessed before
alternative developments are considered.’
The type local adult social care which was previously provided at The Albert Dane Centre
would be provided at the nearby Dominion Centre on The Green and through alternative
personalised support as a part of the modernisation of the Council’s care services. The works
to provide adult social care at the Dominion Centre are being implemented and will be
completed in 2014. It is therefore considered that the development has not resulted in the loss
of adult social care in the area as a type of social infrastructure.
The buildings on the site were demolished in 2012 and the site was cleared and is now
protected by a perimeter hoarding. There are therefore no premises on site to be reoccupied
or re-used by other forms of social infrastructure. Nevertheless this is a relatively large site
measuring 0.17 hectares in an accessible location located close to Southall Town Centre. In
accordance with London Plan Policy 3.16 it is necessary to assess whether there is defined
need to use the site for other types of social infrastructure for which there is a defined need in
the area. The different types of social infrastructure are considered below:
Education.
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There are several existing schools in the area including Featherstone High School, Dairy
Meadow Primary School, St Anslems Catholic Primary School, Wolf Fields Primary School,
Havelock Primary School, Clifton Primary School and The Sybil Elgar School. There has also
been a recent enhancement of education provision in Southall with the redevelopment of
Dormers Wells High School.
The Council’s Draft ‘Planning for Schools’ Development Plan Document confirms that for
Primary School level, 2 additional forms of entry (FE) will be required in Southall South by
2015/16. For Secondary provision, 1 additional FE will be required by 2019/20. For both
primary and secondary need, this is over and above the currently agreed provision/expansion
plans.
The schools DPD has already identified a list of potential sites for new schools or expansions
to existing schools in the area. In addition one of the criteria for selecting sites for new schools
is the size of the site which should be at least 0.6 hectares in order to deliver a school. The
application site measures 0.17 hectares and therefore would be unsuitable for delivering a new
school.
There is adequate education provision in the area and although there is a future need potential
sites have already been identified. In addition the site would not be large enough to provide a
new school. It is therefore considered that there is no defined need to use the site for a new
school.
Youth Centres
There are several existing youth centres in the area including the Phoenix Social Club
(Dormers Wells Youth Centre), Young Adults Centre and the Visions Centre (Featherstone
High School). The various religious institutions in the area also provide youth activities and
support services. Addition children’s social care facilities are to be provided within the nearby
Dominion Centre on The Green (to be completed in 2014).
Although the site may be a suitable size for a new youth centre, there is adequate provision of
youth centres in the area and additional services are planned at the nearby Dominion Centre.
It is therefore considered that there is no defined need to use the site for a new youth facility.
Adult Social Services
The former Albert Dane Centre was itself an adult social care facility and as set out above the
the nearby Dominion Centre on The Green would provide replacement adult social care
services in the area. There is also another adult social care facility in the area at the MILAP
Day Centre.
Therefore again although the site may be suitable for an adult social care facility there is
adequate provision of adult social care provision in the area and additional services are
planned at the nearby Dominion Centre. It is therefore considered that there is no defined
need to use the site for a new adult social facility.
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Children’s Services
There are several existing children’s centres and nurseries in the area including Dormers
Wells Play Centre, Glebe Nursery School, Greenfields Children’s Centre, Grove House
Children’s Centre, Southall Park Children’s Centre, Southall Opportunity Nursery and Dormers
Wells Children’s Centre. There are also several private children’s nurseries in the area.
It is considered that there is adequate existing provision of children’s services in the area.
Although the site may be an appropriate size for a children’s centre or nursery there is no
defined need to use the site for such a use.
Leisure Services
There are several existing leisure facilities in the area including Southall Sports Centre
(opened in 2005), Featherstone Sports Centre and Dormers Wells Sports Centre. The nearby
Southall Recreation Ground provides open air recreation and there are also numerous private
sports and leisure facilities in the area including gyms and activity based organisations.
It is therefore considered that there is adequate leisure provision in the area. In addition the
site may not be suitable for a new leisure facility due to its size and location within a residential
area. It is therefore considered that there is no defined need to use the site for a new leisure
facility.
Libraries
A new local library is to be provided within the nearby Dominion Centre on The Green (to be
completed 2014) therefore there is adequate provision in the area and there is no defined
need to use the site for a new library.
Community Centres
A new community centre is to be provided within the nearby Dominion Centre on The Green
(to be completed 2014) and further additional provision is proposed as Southall Manor House.
It is also noted that the various religious facilities in the area also provide community support
services. Furthermore there are plans to further enhance community services at the St Johns
Church Hall site at the Junction of Western Road and King Street. It is therefore considered
that there is adequate provision in the area and there is no defined need to use the site for a
new community centre.
Religious Facilities
There are numerous existing religious facilities in the area including The Gurdwara Sri Guru
Singh Sabha, St Johns Church, St Anslems Roman Catholic Church, The Central Jamia
Mosque, Southall Baptist Church, The Church of God Pentecostal Church, The Sri Guru
Valmik Sabha, the Shree Ram Mandir, and the Sri Guru Amardass Gurmar. There are also
some additional religious facilities under construction including the Afghan Ekta Cultural &
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Religious Community Centre on King Street. There is therefore adequate religious provision in
the area.
In addition the site may not be suitable for a new religious facility due to its size and proximity
to residential use. It is therefore considered that there is no defined need to use the site for a
new leisure facility.
Overall it is considered that the former social infrastructure on the site (adult social care) has
been adequately replaced at the nearby Dominion Centre or through modernisation of service
provision.
The site is not suitable for some types of alternative social infrastructure such as education
and schools due to its small size and location within a residential area. The area also has a
good range of existing or planned provision of the various other types of social infrastructure.
In addition it should be acknowledged that alternative social infrastructure may not be
deliverable on the site in the short term. It is therefore considered that there is no defined
need for the site for alternative social infrastructure use in accordance with London Plan Policy
3.16.
The site is therefore considered suitable for residential redevelopment. It is a brownfield site
located is accessible location in a residential area close to Kings Street Neighbourhood
Centre, Southall. The accessibility of the site would also improve following the implementation
of the Crossrail project. The site is also located within the Southall Opportunity Area Planning
Framework (OAPF).
The National Planning Policy Framework (paragraph. 49) states that housing applications
should be considered in the context of the presumption in favour of sustainable development.
London Plan Policy 2.13 (Opportunity Areas and Intensification Areas) states that
‘development proposals in opportunity and intensification area should seek to optimise
residential output and density.
London Plan Policy 3.3 (Increasing Housing Supply) recognises the pressing need for more
housing in London and seeks to ensure that housing need is met through the delivery of new
housing through intensification of existing urban areas.
Ealing Core Strategy Policies 1.1 (The Spatial Vision for Ealing 2026) and 2.1 (Realising the
Potential of the Uxbridge Road/Crossrail Corridor) states that the Council is seeking 14,000
additional homes by 2026 which will be concentrated within the development corridors
including 9,000 new homes within the Uxbridge Road Crossrail/Corridor.
The Southall Opportunity Area Planning Framework (Draft 2013) states that the area should
deliver a minimum of 6000 new homes over the next 20 years including 450 within ‘The Green’
area which the application site falls within.
Overall it is considered that the proposed residential development of the site by Pocket Living
would make an effective use of a vacant brownfield site within an accessible location and
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