Committee PLANNING COMMITTEE (A)

Report Title 7-17 YEOMAN STREET SE8 5DT

Ward Evelyn

Contributors Mark Furlonger

Class PART 1 Date: 1 NOVEMBER 2011

Reg. No. DC/11/77408 as revised Application dated 23.05.11 revised 21.9.11 and 10.10.11 Applicant CgMs Consulting on behalf of Mr J Doyle Proposal The construction of a five storey building on the

site of 7-17 Yeoman Street SE8, to provide 33 residential units comprising 8 one-bedroom, 20 two-bedroom and 5 three-bedroom apartments, together with 33 bicycle spaces and a roof top communal garden.

Applicant’s Plan Nos. Planning Statement May 2011, Design and

Access Statement May 2011, Draft Heads of Terms, Employment Use Report May 2011, Transport Statement May 2011, Phase 1 Desk Study Report, July 2008 and supplementary letter 18th May 2011, Acoustic Assessment Letter August 2011 and supplementary information, Flood Risk Assessment May 2011 and Addendum Rev A August 2011, Rev B September 2011, Archaeological Desk Based Assessment Assessment May 2011, Energy Statement April 2011, Sustainable Design and Construction Statement August 2011, Habinteg Compliance Assessment September 2011, Supplementary Planning Statement September 2011, Revised Accommodation Schedule August 2011, 1166_0101A, 1166_0109B, 1166_0110N, 1166_0111L, 1166_0114H, 1166_0116F, 1166_0120A, 1166_0120B wheelchair adaptable, 1166_0210B, 1166_0211B

Background Papers (1) Case File DE/157/D/TP

(2) Adopted Unitary Development Plan (July 2004)

(3) The Local Development Framework Core Strategy (June 2011)

(4) The London Plan (July 2011)

Designation Area of Archaeological Priority Strategic Viewing Corridor and Strategic Wider Viewing Corridor Local Open Space Deficiency

Flood Risk Zone 3 Plough Way Strategic Site

EIA Screening None, see below

1.0 Property/Site Description

1.1 The site is broadly triangular in shape, flat, and has an area of some 938 sq.m. It is hard surfaced and was last used as a building contractor's yard. It has been predominately vacant since 2006.

1.2 The site has a single access off Yeoman Street. It is bounded to the north by a high retaining brick wall and beyond, by the residential development of Iceland Wharf. To the east and south is a builder’s depot occupying the site of 19 Yeoman Street. Immediately to the west is the Thames Water Earl Pumping Station. The Cannon Wharf scheme sits at the end of Yeoman Street and Marine Wharf West is located on the immediate north eastern boundary of the site (both referred to below).

1.3 Opposite, are some small industrial units, including an ice-cream distributer and food depot. No. 19 dominates the immediate street scene and comprises large, underused ‘shed’ type structures. Various types of housing are located nearby, including both large blocks and small, Victorian terraces. As a whole, the application site and adjacent uses form a poor, industrial environment, sitting against housing and detracting from the street scene and environmental quality of the area. There is no logical or ‘designed’ block structure to the land adjacent the site.

1.4 The area is reasonably well served by public transport. It has a PTAL rating of 3. There are bus routes on Plough Way and Evelyn Street and Surrey Quays underground station is within walking distance. There are local shops on Evelyn Street and Plough Way.

1.5 The application site forms part of the northern tip of the Plough Way Strategic Site designation in the Core Strategy. The Council has previously considered applications for the mixed-use redevelopment of the Cannon Wharf and the Marine Wharf sites, immediately to the south, which also form part of the Plough Way site. Site works for the Marine Wharf West development have begun.

2.0 Planning History

2.1 Applications were made in 2002 for the construction of a part four/five storey building to provide B1 units or 21 live/work units, but were withdrawn. A planning Application was submitted for a similar development on the site in 2009 but withdrawn in 2010 given concerns raised by Officers over the design of the scheme (DC/09/72904). The current application was made following pre-application discussion with the Council.

3.0 Current Planning Application

The Proposal

3.1 The proposal is for 33 residential units, comprising 8 1-bed flats, 20 2-bed flats and 5 3-bed flats, of which 7 (21%) are affordable units in intermediate tenure.

3.2 The proposed building is a single block (divided into two separate cores and accommodation known as blocks A and B), 5 storeys high and includes a roof terrace. While no car parking spaces are provided, 33 cycle spaces are included on the ground floor.

3.3 The ground floor flats have private gardens to the rear with enclosed terraced areas to Yeoman Street. All of the upper floors have balconies to the front or rear of the building (the 3-bed units have balconies to both sides) and the communal roof terrace is accessible to all residents.

3.4 The building comprises uniform elevations to Yeoman Street, forming two set-back and two forward elevations of windows and balconies, with differing cladding materials. A simplified approach is proposed to the rear and flank elevations. Communal entrances are provided to Yeoman Street, which incorporate cycle and bin storage within the core accommodation areas.

3.5 The flank (southern) elevation of the building has been designed to be capable of either forming a party wall to the development of 19 Yeoman Street or providing a windowed elevation if a development on that site does not adjoin the proposal.

Proposed Thames Tunnel

3.6 Thames Water is currently developing proposals for a new Thames Tunnel (sewer) between Hammersmith and Abbey Mills or Beckton, and related surface development. Thames Water have identified part of the Plough Way Strategic Site – the Earl Pumping Station and adjacent land between Croft Street and Yeoman Street opposite the application site – as the preferred site for construction work and permanent structures associated with the new tunnel. Thames Water’s proposals are that land immediately to the south of the existing Earl Pumping Station is used as a permanent interceptor site for the storm overflow into the Thames to the east. Current proposals show an oval-shaped structure approximately 3-5m in height (depending on the final design) to accommodate the new plant and control equipment with the remaining land either left as open space or redeveloped. The Council has objected to the Thames Water proposals.

3.7 A new tunnel would pass to the south of the application site, however given the depth of the tunnel it is not anticipated that this would have implications on this planning application.

Other Development Proposals

3.8 The Council recently resolved to approve two significant planning applications on the main parts of the Plough Way Strategic Site:

• Cannon Wharf: Demolition of existing buildings at Cannon Wharf Business Centre, 35 Evelyn Street SE8 and construction of buildings 3 to 8 storeys plus two buildings 20 and 23 storeys in height, comprising 6,588m2

commercial space (Use Classes B1, A1, A2, A3, A5 & D1) and 696 residential units with on-site energy centre, 401 car parking spaces, cycle parking, and associated landscaping, with accesses onto Evelyn Street, Rainsborough Avenue and Yeoman Street.

• Marine Wharf West: The construction of new buildings between 1 and 8 storeys in height at Marine Wharf West (land formerly occupied by Jet Stationery), Plough Way SE16 to accommodate 4,126 square metres of commercial floorspace (Use Classes A1/A2/A3/B1/B1c), 532 residential units (including 78 units provided as an "Extra Care" facility), car parking, pedestrian and vehicular access, landscaping, new public open space along the route of the former Grand Surrey Canal, and other associated works (this development is now on site, following the issue of planning permission).

EIA Screening

3.9 Given the nature of the application, Officers have considered whether the application falls within the thresholds for development being potentially EIA development under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (EIA Regulations).

3.10 Though the application is an ‘urban development project’, falling within paragraph 10 of Schedule 2 of the Regulations, it is 0.091h in area and below the indicative threshold of 0.5h for applications potentially being EIA development within the regulations. Though that threshold is indicative, other matters must also be considered as to whether the proposals fall within the regulations. In this regard, particular consideration has been given to the extent to which the site is contaminated and would have significant noise or air pollution impact, whether it would have a significant visual, traffic or amenity impact and whether there would be a significant loss of important use(s) or impact on open space or public realm.

3.11 In combination with the size of the site, Officers have concluded that the proposal does not give rise to these matters and that it does not fall within the thresholds for which EIA screening is normally required. As such, Officers are satisfied that the applicant need not undertake a Screening Opinion and the Council has not issued an Opinion in this regard.

4.0 Consultation

4.1 This section outlines the consultation carried out by the applicant prior to and following, the submission of the application and summarises the responses received. The Council’s consultation exceeded the minimum statutory requirements and those required by the Council’s adopted Statement of Community Involvement.

4.2 Site notices were displayed and letters were sent to residents and businesses in the surrounding area and the relevant ward Councillors.

Pre-Application Consultation 4.3 The Applicant has held significant pre-application discussion with Officers and the

potential developer of the adjacent site, 19 Yeoman Street, prior to submitting this planning application. This followed the withdrawal of the previous scheme by the

Applicant as Officers considered that its design was inappropriate, due to reasons of massing and scale (the previous scheme was 3 storeys higher).

4.4 This application follows discussions with Officers on the general form of the development and uses and discussions the Applicant has had regarding the extent to which this scheme would affect the development of 19 Yeoman Street.

Written Responses received from Local Residents and Organisations 4.5 The occupier of 62 Croft Street has objected to the proposals on the basis that no

on site parking is provided and that this will have a detrimental affect on parking in the area as well as on traffic flow, noise and air quality.

4.6 The Occupiers of 1 Woodcroft Mews have objected on the grounds that the building is too big and too high, affecting the privacy of their home and that there are plans for a new access to the new building from their car park, which would increase the likelihood of crime.

4.7 The occupier of Flat 12, 3 Yeoman Street has objected on the grounds that the proposal would create light pollution, noise arising from traffic and construction traffic, visual impact, impact from the proposed roof garden and that an EIA should be undertaken.

(Letters are available to Members)

Written Responses received from Statutory Agencies 4.8 There have been no objections from Statutory Agencies

Strategic Housing 4.9 No objection.

Sustainability Manager 4.10 No objection.

Highways and Transportation 4.11 No objection.

5.0 Policy Context

Introduction

5.1 In considering and determining applications for planning permission the local planning authority must "have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations" (Section 70 (2) of the Town and Country Planning Act 1990). Section 38 (6) of the Planning and Compulsory Purchase Act (2004) makes it clear that the determination of planning applications must be made in accordance with the development plan unless material considerations indicate otherwise. This approach is reflected in PPS 1, where, at paragraph 8 (and again at paragraphs 28 and 31), it is confirmed that, where the development plan contains relevant policies, applications for planning permission should be determined in line with the

plan, unless material considerations indicate otherwise. The development plan for Lewisham comprises the Core Strategy Development Plan Document (DPD) (adopted in June 2011), those saved policies in the adopted Lewisham UDP (July 2004) that have not been replaced by the Core Strategy and policies in the London Plan (July 2011).

Planning Policy Statements (PPS) and Planning Policy Guidance (PPG)

5.2 National policy statements of particular significance are:

Planning Policy Statement 1: Delivering Sustainable Development (2005) Planning Policy Statement: Planning and Climate Change - Supplement to Planning Policy Statement 1 (2007) Planning Policy Statement 3: Housing (2010) Planning Policy Guidance 13: Transport (2011) Planning Policy Statement 22: Renewable Energy (2004) Planning Policy Statement 23: Planning and Pollution Control (2004) Planning Policy Guidance 24: Planning and Noise (1994) Planning Policy Statement 25: Development and Flood Risk (2010)

Ministerial Statement: Planning for Growth (23 March 2011) 5.3 The statement sets out that the planning system has a key role to play in

rebuilding Britain’s economy by ensuring that the sustainable development needed to support economic growth is able to proceed as easily as possible. The Government’s expectation is that the answer to development and growth should wherever possible be ‘yes’, except where this would compromise the key sustainable development principles set out in national planning policy.

5.4 The statement further sets out that local authorities should reconsider, at the developers request, existing Section 106 agreements that currently render schemes unviable, and where possible modify those obligations to allow development to proceed, provided this continues to ensure that the development remains acceptable in planning terms.

Draft National Policy Framework (July 2011)

5.5 The Framework was issued in draft in July 2011 and gives an indication of the ‘direction of travel’ of the Government’s approach, in particular, on its approach to the presumption in favour of sustainable development. As such, it is a material consideration in determining this planning application.

5.6 Insofar as it is relevant to this proposal, it sets out draft national planning policy on sustainable transport, biodiversity, noise and light pollution, climate change, sustainable growth, housing and design, though many of the issues it raises are dealt with by the adopted LDF.

London Plan (July 2011)

5.7 The London Plan policies relevant to this application are:

Policy 3.3 Increasing housing supply Policy 3.4 Optimising housing potential Policy 3.5 Quality and design of housing developments Policy 3.8 Housing choice

Policy 3.9 Mixed and balanced communities Policy 3.11 Affordable housing targets Policy 3.12 Negotiating affordable housing on individual private residential and mixed use schemes Policy 5.1 Climate change mitigation Policy 5.2 Minimising carbon dioxide emissions Policy 5.3 Sustainable design and construction Policy 5.5 Decentralised energy networks Policy 5.6 Decentralised energy in development proposals Policy 5.7 Renewable energy Policy 5.11 Green roofs and development site environs Policy 5.12 Flood risk management Policy 6.9 Cycling Policy 6.13 Parking Policy 7.6 Architecture Policy 7.11 London View Management Framework Policy 7.12 Implementing the London View Management Framework Policy 7.14 Improving air quality Policy 7.15 Reducing noise and enhancing soundscapes Policy 8.2 Planning obligations Core Strategy

5.8 The Core Strategy was adopted by the Council at its meeting on 29 June 2011. The Core Strategy, together with the London Plan and the saved policies of the Unitary Development Plan, is the borough's statutory development plan. The following lists the relevant strategic objectives, spatial policies and cross cutting policies from the Lewisham Core Strategy as they relate to this application:

Spatial Policy 1 Lewisham spatial strategy Spatial Policy 2 Regeneration and growth areas Core Strategy Policy 1 Housing Provision, mix and affordability Core Strategy Policy 4 Mixed use employment locations Core Strategy Policy 7 Climate change and adapting to the effects Core Strategy Policy 8 Sustainable design and construction and energy efficiency Core Strategy Policy 9 Improving local air quality Core Strategy Policy 10 Managing and reducing the risk of flooding Core Strategy Policy 14 Sustainable movement and transport Core Strategy Policy 15 High quality design for Lewisham Core Strategy Policy 17 The protected vistas, the London panorama and local views, landmarks and panoramas Core Strategy Policy 21 Planning obligations Strategic Site Allocation 1 Requirements for strategic site allocations Strategic Site Allocation 5 Plough Way

Unitary Development Plan (2004) 5.9 The saved policies of the UDP relevant to this application are:

STR URB 1 The Built Environment STR URB 4 Regeneration Areas STR ENV PRO 3 Energy and Natural Resource Conservation URB 1 Development Sites and Key Development Sites URB 3 Urban Design

ENV.PRO 9 Potentially Polluting Uses ENV.PRO 10 Contaminated Land ENV.PRO 11 Noise Generating Development HSG 4 Residential Amenity HSG 5 Layout and Design of New Residential Development

Residential Standards Supplementary Planning Document (August 2006)

5.10 This document sets out guidance and standards relating to design, sustainable development, renewable energy, flood risk, sustainable drainage, dwelling mix, density, layout, neighbour amenity, the amenities of the future occupants of developments, safety and security, refuse, affordable housing, self containment, noise and room positioning, room and dwelling sizes, storage, recycling facilities and bin storage, noise insulation, parking, cycle parking and storage, gardens and amenity space, landscaping, play space, Lifetime Homes and accessibility, and materials.

Planning Obligations Supplementary Planning Document (January 2011)

5.11 This document sets out guidance and standards relating to the provision of affordable housing within the Borough and provides detailed guidance on the likely type and quantum of financial obligations necessary to mitigate the impacts of different types of development.

6.0 Planning Considerations

6.1 The main issues to be considered in respect of this application are:

a) Principle of Development b) Employment c) Housing d) Design e) Highways and Traffic Issues f) Noise, Floodrisk and Archaeology g) Sustainability and Energy h) Viability i) Planning Obligations

Principle of Development

The Plough Way Strategic Site

6.2 Strategic Site Allocation 1 (SSA1) of the LDF sets out a number of requirements relating to how proposals for the identified strategic sites, including Plough Way (of which the application forms the northern tip), should come forward. Strategic Site Allocation 5 (SSA5) provides more detailed guidance in respect of the Plough Way site itself.

6.3 As noted above, the application site forms part of the Plough Way Strategic Site, one of four sites that are identified in the Core Strategy as being a catalyst for regeneration of the Deptford and New Cross area through mixed use redevelopment. Redevelopment of these sites can deliver a comprehensive range of regeneration outcomes in the Borough's most deprived areas focused on the provision of housing, jobs, accessibility improvements (public transport,

pedestrian and cycle), public realm improvements and infrastructure provision (physical, social and green) that collectively can transform the physical environment and achieve place-making objectives.

6.4 The Core Strategy sets out a vision for the Borough up to 2026 and seeks to focus new development within the Regeneration and Growth areas of Deptford New Cross, Lewisham and Catford (Spatial Policy 2). Within the Regeneration and Growth areas ‘strategic sites’ have been identified that are of such a scale and significance that – individually and collectively – they are considered central to the achievement of the Lewisham Spatial Strategy (Strategic Site Allocation 1 – SSA1). In Deptford and New Cross these sites are: Convoys Wharf, Surrey Canal Triangle, Oxestalls Road and Plough Way.

6.5 In view of the importance and complexity of the strategic sites, Core Strategy Policy 4 states that specific proposals will need to be progressed in the context of a site-wide masterplan to be submitted as part of a planning application.

6.6 Policy SSA1 goes on to identify the necessary components of a masterplan and Policy SSA5 sets out specific guidance in respect of the Plough Way Strategic Site. Policy SSA1 and SSA5 envisage a planning application based on a comprehensive masterplan for the entire strategic site which in the case of Plough Way comprises three main parcels of land (in separate ownerships) that together make up approximately 90% of the Strategic Site designation, together with four smaller parcels, including the application site, which make up the remainder.

6.7 The Council has resolved to approve proposals for the development of Cannon Wharf and granted planning permission for Marine Wharf West (referred to above), both forming part of the Plough Way site. It has already therefore been accepted that while the policies envisage a single comprehensive development based on a single master plan, the Plough Way site would be developed in parts and that the determination of separate applications for the Plough Way site is acceptable. To this end, the Applicant’s proposal reflects the master plan and layouts of both of these larger schemes, while allowing for the development of 19 Yeoman Street (to the south).

Employment

6.8 Policy SSA5 of the LDF relates to the provision of employment floorspace on the site. Paragraphs 8.33 and 8.34 of the Core Strategy note that:

• this is an appropriate site for employment and mixed use development

• the existing successful Cannon Wharf Business Centre indicates there is demand for smaller business premises in this location

• the site has sufficient scale to allow a distinct ‘business quarter’

• opportunities should be taken to provide… quality business and light industrial uses providing higher density employment.

6.9 Paragraph 8.35 refers to the Council’s most recent Employment Land Survey, and notes that, on balance, redevelopment of the Plough Way strategic site would increase the intensity of uses, provide a greater mix of business uses, and replace some of the existing buildings with modern facilities. Policy SSA5 requires, amongst other things, that redevelopment provides at least 20% of the built floorspace developed on the site to be for a mix of business space within Use

Classes B1(c), B2 and B8. This application does not include any employment floorspace.

6.10 However, it is noted by Officers that both the Marine Wharf West and Cannon Wharf proposals include a significant proportion of employment floorspace. In particular, Cannon Wharf comprises the redevelopment of the existing business centre on the site, to provide, as part of the overall development, about 4,000sqm of employment floorspace. This would provide about 400 full-time equivalent jobs at Cannon Wharf, principally in small business units, following the success and high level of occupancy of the existing Cannon Wharf Business centre.

6.11 In combination with the proximity of the application site to Cannon Wharf and the associated accessibility to it, as well as the likely number of small businesses on that site, the likely success of equivalent employment floorspace within this application scheme, is in doubt by Officers. Nevertheless, given the requirement of policy SSA5, the Applicant proposes a commuted sum in lieu of providing employment floorspace as part of the application proposals of £200,000.

6.12 This has been calculated on the basis of the cost to the Council of providing floorspace at 1 employee per 19sqft of development as reflected by the Council’s Planning Obligations SPD. Officers consider therefore that this is capable of addressing the policy requirement of SSAS and is acceptable.

Housing

6.13 At national level, PPS 1 (paragraph 14 onwards) and PPS 3, recognise the need to develop socially inclusive communities, creating a suitable mix (both market and affordable) of housing. PPS 3 (paragraph 29 onwards) requires the Council to set a plan-wide target for affordable housing, and targets relating to the mix in terms of social and intermediate housing, size and type. In addition, PPS 3 requires the Council to set a threshold above which developments would be expected to achieve such targets and an approach for seeking developer contributions towards the provision of affordable housing.

6.14 At regional level, the 2011 London Plan seeks mixed and balanced communities (Policy 3.9). Communities should be mixed and balanced by tenure and household income, supported by effective and attractive design, adequate infrastructure and an enhanced environment. Policy 3.11 of the plan confirms that boroughs should maximise affordable housing provision. Though the Plan does not set percentage targets for provision at Borough Level, it sets a strategic target of 13,200 more affordable homes per year across London as a whole and confirms that Boroughs should set their own targets according to the Strategy of the London Plan. The policy also refers to a strong and diverse intermediate sector, where 60% of provision should be for social rent and 40% should be for intermediate rent or sale and priority should be accorded to the provision of affordable family housing.

6.15 SP2 of the 2011 Core Strategy requires that the Deptford, Deptford Creekside, New Cross/New Cross Gate area accommodates up to 2,300 additional new homes by 2016 and a further additional 8,325 new homes by 2026. Though the Core Strategy envisages that the majority would be met by the Strategic Sites, this application would provide a small element of this housing supply, as affordable housing.

6.16 CSP1 of the 2011 Core Strategy confirms that the maximum level of affordable housing will be sought by the Council, with a strategic target of 50%, as a starting point for negotiations and subject to an assessment of viability. The policy also seeks provision at 70% social rented and 30% intermediate housing and family housing (three+ bedrooms) in development of more than 10 units. Different proportions are supported by the Lewisham Housing Market Assessment 2007-8 (HMA), published in December 2009 which states (paragraph 37) that affordable housing provision in Lewisham should comprise 85% social rented housing, and 15% intermediate housing, in order to meet the identified need.

6.17 The HMA states (at paragraph 35) that a net 6,777 dwellings should be provided over the current 5-year period to meet current identified need. This is equivalent to the provision of 1,345 dwellings per annum. Table 3A.1 of the London Plan sets out a target of 9,750 additional homes to be built in Lewisham in the 10 years from 2007/8 to 2016/17, which is reflected in a monitoring target of 975 additional homes per year. As part of the overall need for housing in Lewisham, there is a specific need for affordable housing. The HMA states (paragraph 36) that over 80% of all new housing built would need to be affordable in order to meet identified need.

6.18 All new housing is to be built to Lifetime Homes standards under CSP1 and 10% of all housing are to be wheelchair accessible or easily adapted for those using wheelchairs). The policy also indicates that where a site falls within an area which has existing high concentrations of social rented housing, the Council will seek an affordable housing contribution to be provided in a way which assists in securing a more balanced social mix. This may include a higher percentage of intermediate housing or other arrangements as considered appropriate.

6.19 In these circumstances the provision of housing is a relevant consideration in the determination of this application, as is the ongoing need for affordable housing in the borough.

a) Size and Tenure of Residential Accommodation

6.20 The proposed development would provide 33 residential units across 2 blocks (A and B), including 7 affordable units, all of which are intermediate units. The proposed unit sizes, habitable room numbers, and tenure breakdown of the proposed development are summarised in the table below.

Table 1 : Residential Tenure and Size Mix*

1 Bed (1-2

people) 2Bed (3-4

people) 3Bed (5

people) 4 Bed + Total

Private 5 17 (1) 4 0 26 (1)

Social Rent 0 0 0 0 0

Intermediate Rent 3 3 (2) 1 0 7 (2)

Shared Ownership 0 0 0 0 0

Total 8 20 (3) 5 0 33 (3)

*Wheelchair accessible units shown in ( ).

6.21 Based on this mix, the development would comprise 21% affordable units (20% by habitable room), all of which would be intermediate units and 79% private units (80% by habitable room).

6.22 The figures fall short of the affordable housing figure referred to in CS1 of the 2011 LDF and the extent to which it meets the strategic target of 13,200 units per year across London in policy 3.11 of the London Plan is relatively limited.

6.23 The Applicant has submitted a financial appraisal for the scheme which has enabled the Council, advised by specialist consultants, to assess the overall viability of the scheme and its ability, in financial terms, to meet policy in terms of affordable housing provision. Further consideration of financial viability is set out later in this report, however, in summary, the Council’s independent assessment and recommendations on the the financial appraisal, demonstrate that, when taken with other policy requirements and other site-specific objectives, the proposed development can provide the maximum viable amount of affordable housing at this time.

6.24 Whilst it is accepted by Officers that the provision of a larger proportion of affordable housing is not possible at this time, given the shortfall in affordable housing provision relative to the levels set out in planning policies, it is appropriate that this is kept under review.

6.25 To this end, a mechanism can be incorporated as part of a Section 106 to secure additional affordable housing. This would be achieved where for instance, values increase to a level where it would be financially viable to revise the tenure and proportion of housing provided within the scheme (or to provide additional housing off-site if this is on-site provision is not possible). The Applicant has also agreed that the extent of affordable housing as currently proposed (7 units, 21%) would be the minimum delivered as part of the scheme, as a backstop for any development on the site. Set against the extent to which the scheme is able to mitigate its impact on infrastructure, Officers are satisfied that this approach is acceptable.

6.26 It is also relevant to note that the provision of the 7 intermediate units does not reflect the 60%/ 40% split in London Plan policy 3.11. However, it does reflect CSP 1 of the LDF which confirms that in areas of high levels of social rented accommodation, a more mix of housing which helps to create more balanced communities will be sought and in this case, a balance has been struck between the mix of uses on the site, affordable housing, size and tenure mix, reflecting that policy. It is therefore recommended that this tenure mix be accepted.

b) Standard of Residential Accommodation

6.27 The proposed size mix includes 5 units (15% of the units) as family-sized accommodation (3+ bedrooms), 20 units (60% of the units) as 2-bed and 8 (25% of the units) as 1-bed. The mix includes family sized (3-bed plus) units in accordance with CS1 of the LDF and the Applicant has justified this level of provision on the basis of financial viability. In the circumstances, Officers consider the proposed unit size mix is acceptable.

6.28 The Council's Adopted Residential Standards SPD (2006) sets out minimum dwelling size space standards. The London Mayor’s Interim Housing Design Guide 2010, which sought larger units and room sizes, was withdrawn on

adoption of the 2011 London Plan. However, the 2011 Plan includes policy 3.5 on the quality and design if housing developments. This includes the minimum units size standards that formed part of the Interim Guide though there are currently no minimum room sizes in the Plan.

6.29 Insofar as the policy relates to the standard of residential accommodation, the policy states that housing developments should be of the highest quality and that new development should reflect the space standards of the London Plan. The Applicant has shown that the majority of the units either meet or comfortably exceed the London Plan unit size standards. Officers consider that the proposed unit sizes are acceptable and welcome the extent of units where they exceed the standards of the London Plan.

6.30 Retained policy HSG 5 of the UDP states that the Council will only permit new residential development which provides physical accessibility for all members of the community including people with disabilities. Where appropriate, the Council will seek the provision of new homes designed, or capable of adaptation, to housing for long term needs. The supporting text confirms that the Council will encourage developers to provide facilities that improve upon those statutorily required and that the Council will encourage the provision of units that are designed to the Joseph Rowntree Foundation's Lifetime Homes Standards.

6.31 The Council’s Residential Standards SPD (2006) reflects London Plan (pre-2008 version) policy 3A.4 Housing Choice. This stated that UDP policies should seek to ensure that all new housing is built to Lifetime Homes standards and to ensure that 10% of the new housing is designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users. These requirements are repeated in the 2011 London Plan, at policy 3.8 and CSP 1 in the Council’s Core Strategy. The Council’s Planning Obligations SPD sets out additional detailed guidance on the provision of wheelchair housing within the borough and states that the 10% requirements should be provided in equal proportions across each tenure (including affordable housing). The SPD also sets out that the units should be built in accordance with the ‘South East London Housing Partnership (SELHP) Wheelchair Design Guide’.

6.32 The practical application of the Lifetime Homes Standard is to apply the criteria where relevant as many sites will not lend themselves to all of the criteria and some flexibility in their application is required. However, the Applicant has confirmed that all of the residential units have been designed to Lifetime Homes standards.

6.33 3 units are proposed as wheelchair accessible/adaptable, in accordance with policy CSP1 of the LDF. While none of these meet the SELHP standard, referred to in the Council Planning Obligations SPD, the Applicant has sought to maximise the use of this relatively small site, while ensuring that the structural approach to the building is relatively simple. This has led to minor size limitations in meeting the SELHP standard, but the Applicant has shown that the scheme is designed to the wheelchair requirements of the London Plan (Habinteg standards). This approach is therefore considered acceptable.

c) Residential Amenity and landscaping

6.34 All of the units have either balconies or in the case of the ground floor units, enclosed terraces to Yeoman Street. Four of the ground floor units also have

gardens, either to the north-western edge of the site or the north/ north east parts of it. The terraces are between about 10-20 sq.m and the gardens spaces are between 10–100 sq.m, given the shape of the site and the siting of the building on it. The balconies on the upper floors are between 5 sq.m. and 7 sq.m.

6.35 While most of the units are double aspect units, the 1 bed units are single aspect. However, they face south-west so the amount of sunlight they would receive would be maximised by their orientation.

6.36 All of the units have access to the rooftop garden, of about 278sq.m and the lift cores within the building also provide access from the ground floor. The garden would comprise an interesting layout of timber picnic tables and seating, linear silver-grey paving, low-level planters and grass. The garden areas on the ground floor would comprise grass though two trees would be provided at the north western end, to address the flank elevation of Iceland Wharf.

6.37 Though the site would be open to Yeoman Street and the south eastern and north-eastern edges would be bounded by the adjoining site known as 19 Yeoman Street, the north eastern edge would be adjacent a brick wall, bounding Iceland Wharf, beyond which are some mature trees. The proposed building is close to that edge, but rather than ignore the boundary between the sites, the Applicant has sought to provide garden space for the ground floor units. Though those areas on the north-eastern edge are likely to be somewhat enclosed, their provision, in combination with the roof top garden, would create important areas of amenity for residents. When combined with the proposed balconies, these areas are considered to provide an appropriate level of amenity on this small urban site and are supported by Officers.

Design

6.38 The scheme is divided into two Blocks, A and B, within a single building. Two separate entrance cores are provided from Yeoman Street, set back from the pavement edge by about 3m. The cores provide central circulation space, access to stairs and lifts, cycle and bin storage areas. The cycle and bin storage areas would have access to the street, adjacent the resident’s entrances. The entrances themselves would be denoted by planting and small vertical signage, identifying the development itself.

6.39 The scheme retains most of the existing brick wall to Yeoman Street, incorporating the entrances along it and the ground floor terraces behind it.

6.40 The building is 5 storeys high, reflecting the height of the Cannon Wharf scheme at its nearest edge and agreed as being appropriate with Officers in pre-application discussions. The elevations to Yeoman Street comprise a relatively simple linear arrangement of windows and balconies, where parts of the frontage are set back from the rest.

6.41 The frontage is ‘framed’ by buff bricks, with dark cladding forming the setbacks and vertical elements adjacent the entrances with light cladding picking out areas around the window frames. The balconies themselves would comprise a mixture of metal railings and cladding, forming simple edges and opaque panelling to the street.

6.42 The elevation to 19 Yeoman Street to the south has been kept simple, comprising buff bricks and dark cladding so that any future development of no.19 can take place close to the application site and utilise part of the southern elevation as a party wall (if required). The windows within the foremost part of the elevation are to the core areas only and can be excluded as required and the residential face to the elevation is set back further from the edge of the site to try to minimise any future overlooking and ensure adequate light is received.

6.43 The rear of the building comprises mostly buff brick and a vertical arrangement of windows and some balconies. The north-western tip of the building comprises a similar arrangement of windows to the residential units and includes a mixture of brick and dark cladding, reflecting the front elevation to which is connected and would be visible with from the north of Yeoman Street.

6.44 Insofar as the site comprises the part of the Plough Way Strategic Site and the master plan envisaged by the LDF for the whole site, Officers agreed and Members have accepted that the site would be developed in parts, given the various ownerships. The Council has already considered the Cannon Wharf and Marine Wharf schemes acceptable and this proposal would not prejudice the development of either. With regard to how the adjacent site (19 Yeoman Street) might be developed, the Applicant has shown that they have discussed their proposals with the potential developer of no. 19, prior to submission of this application. The principle outcome was that the south-western elevation would be capable of forming a party wall (if required) and that the remainder of that elevation would be set back from the edge of the site to help facilitate the wider development. The application assumed indicatively, that the land to the east of the site could be car parking and/ or landscaping though the extent of either, or whether that part of the site comprised buildings, would be determined separately.

6.45 The site falls within the Viewing Corridor of Greenwich Park to St Paul’s Cathedral. London Plan policy 7.11 and 7.12 deal specifically with the London View Management Framework and Core Strategy policy CS17 seeks to manage protected vistas, the London panorama and local views, landmarks and panoramas in accordance with this guidance.

6.46 In effect, the Framework sets out planes, against which development that crosses those planes should be assessed according to their impact on the strategic views. In this case, the height of the development plane as it crosses the site is 30AOD. The development is however 21.25 AOD and does not therefore interfere with the relevant view.

6.47 Policy 3.4 of the London Plan seeks to ensure that development proposals achieve the maximum intensity of use compatible with local context, design principles and with public transport capacity. Table 3.2 in the London Plan identifies appropriate residential density ranges related to a site’s setting (assessed in terms of its location, existing building form and massing) and public transport accessibility (PTAL).

6.48 For the purposes of the density range, Officers consider the site to be within an ‘urban’ setting and has a PTAL rating of 3 giving a London Plan indicative density range of 70-170 units per hectare, or, 200-450 habitable rooms per hectare (dependent on the unit size mix). The proposal is for 351 units/ ha or 1023 habitable rooms/ ha, exceeding the indicative range by some margin. Commenting on density, the GLA have noted that it is not unusual for residential

schemes in urban London to exceed the density guidance set out in the London Plan. However it also notes that high density development must not represent an overdevelopment of the site and shoud be of a high quality, with a range of transport improvements to accommodate the proposed density.

6.49 In summary, Officers welcome the general arrangement of the scheme, its layout and the generally positive impact the proposals would have in the street scene. It would also provide mitigation for transport infrastructutre, and the overall design of the scheme is considered acceptable, reflecting policy 3.5 of the London plan and policy HSG5 of the adopted UDP.

Highways and Traffic Issues

6.50 The site, at PTAL 3, is relatively well served by bus routes along Evelyn Street (and Plough Way).The application does not provide any car parking spaces, but does include 33 cycle spaces for cycle parking, within the communal areas of the building. Refuse servicing would take place from the road by local authority collection and entrances to bin stores are provided within 5m of the site boundary.

6.51 The Applicant’s transport assessment shows that there is capacity for on street car parking, as a result of the development, and other committed developments on the Plough Way site. However, in combination with those proposals, the Applicant is in any event proposing a number of transport mitigation measures, which would also help promote the use of modes alternative to the car. These include a contribution towards a CPZ, car clubs spaces and membership of a car club and a contribution towards cycle routes in the vicinity of the site (dealt with in further in section 7).

6.52 Though the site is in an air quality management area, as it does not include car parking and there are no aspects of the scheme that would otherwise give rise to specific matters of air quality, the proposal does not include an air quality assessment.

6.53 The Council’s Highway Officers have raised no objection to the proposals and Officers consider that the Applicant’s approach is acceptable, being in accordance with policies 6.9 and 6.10 of the London Plan and CSP 14 of the LDF.

Noise, Floodrisk and Archaeology

6.54 The Applicant’s Acoustic Assessment has considered the suitability of the site for residential development and the extent of noise insulation required for the proposals. Though the site is adjacent an industrial use (19 Yeoman Street) and the proposed Cannon Wharf development, as well as Marine Wharf West, in light of the Applicant’s Assessment and in discussion with the Council’s EHO, Officers consider that the proposals would be capable of meeting internal noise requirements for the residential accommodation. A condition requiring details to be submitted confirming this, as well as a scheme showing how noise from external plant can curtailed can be included on a planning permission.

6.55 The Applicant’s floodrisk assessment, based on flood modelling from the Council’s Strategic Flood Risk Assessment (SFRA), shows that teh site is within the more vulnerable category of flood risk (residential use within flood zone 3a). It is capable of passing the exceptions test for such development under PPG25

given it is on brownfield land, would provide wider regeneration benefits and would not increase the risk of flooding elsewhere.

6.56 Though the Thames Flood Defences are in a good state of repair in this area and unlikely to fail, in the event of a flood, the site is predicted to be flooded to 1.45m above the proposed ground floor level (within 6 hours). Based on the Council’s SFRA, the Applicant has shown that in the event of flooding, the proposal includes an emergency access route (the internal stairs) to the roof garden, that could accommodate the occupants of the ground floor units (or the other occupiers) as required.

6.57 As such, the building would include an emergency escape route as required in such locations. The EA has not objected to the proposals and the proposal is considered acceptable by Officers, being in accordance with PPS25, policy 5.12 of the London Plan and CSP10 of the LDF.

6.58 The Applicant’s desk top archaeological assessment shows that the site is unlikleky to contain any archaeological deposits of significance and that no further archaeological mitigation would be required on the site. English Heritage has confirmed they have no objection and the proposals are considered to be accpetbale in accordance with policy 7.8 of the London Plan.

Sustainability and Energy

a) Renewable Energy

6.59 London Plan Policy 5.2 requires developments to make the fullest contribution to the mitigation of and adaptation to climate change through a combination of using less energy (be lean) the efficient supply of energy (be clean) and using renewable energy sources (be green). It also requires a reduction of 25% carbon savings against 2010 Building Regulations, rising to 40% in 2013-16 and beyond that, developments are expected to be zero carbon. Policy 5.3 seeks to ensure that developments meet the highest standards of sustainable design and construction.

6.60 Policy 5.6 sets out the Mayor’s energy hierarchy, where decentralised energy, in the form of Combined Heat and Power should be provided, if it is not possible to connect to an existing network. Policy 5.7 seeks a proportion of energy to be provided by renewables as part of total carbon savings, where feasible. The Local Development Framework Policies reflect the thrust of London Plan policy.

6.61 The Energy Statement accompanying the application confirms that a gas-fired CHP unit is feasible, accompanied by photovoltaic cells on the roof of the development. The scheme achieves carbon savings of 24%- 8% by using less energy (be lean), 12% from gas-fired CHP (be clean) and 4% from photovoltaic cells (be green). The Applicant’s have also submitted a Code for Sustainable Homes pre-assessment showing that the proposals would meet CfSH level 4 (for which a 25% carbon saving against 2010 Building Regulation is a pre-requisite).

6.62 The scheme falls only marginally short (1%) of the London Plan carbon saving policy requirement but reflects generally, relevant policies for sustainable design and construction. It is considered acceptable in this regard.

b) Living Roofs

6.63 Policy 5.11 of the London Plan confirms that development proposals should include ‘green’ roofs and that Boroughs may wish to develop their own green roof policies. To this end, Policy CSP7 of the Core Strategy specifies a preference of Living Roofs (which includes bio-diverse roofs) which in effect, comprise deeper substrates and a more diverse range of planting than plug-planted sedum roofs, providing greater opportunity for bio-diversity.

6.64 The proposals include 197sq.m of biodiverse roof, which would be provided in combination with the roof as an amenity space and for the provision of PV cells. This approach reflects the requirements of CSP7 and policy 5.11 of the London Plan and is considered acceptable.

Viability

6.65 As set out previously, the Applicant has submitted a financial appraisal for the scheme, which has enabled the Council, advised by specialist consultants, to assess the overall viability of the scheme and its ability, in financial terms, to meet policy on affordable housing provision. In summary, the Council’s independent assessment and recommendations on the the financial appraisal, demonstrate that, when taken with other policy requirements and other site-specific objectives, the proposed development can provide the maximum viable amount of affordable housing at this time.

6.66 In order to ensure that the maximum viable amount of affordable housing is provided on the site at the point at which it would be developed, a mechanism can be incorporated as part of a Section 106 to consider securing funding for additional affordable housing should for instance, values increase to a level where this would be financially viable, or to revise the tenure and proportion of housing provided within the scheme (or off-site should inclusion within the scheme not be possible). The Applicant has agreed that the extent of affordable housing as currently proposed (21%) would be the minimum delivered as part of the scheme.

6.67 Though the detail of this mechanism would be set out in a S106 Agreement, Officers are satisfied that the Applicant’s approach is appropriate and support the proposals in this regard.

Planning Obligations

6.68 Circular 05/05 states that in dealing with planning applications, local planning authorities consider each on its merits and reach a decision based on whether the application accords with the relevant development plan, unless material considerations indicate otherwise. Where applications do not meet these requirements, they may be refused. However, in some instances, it may be possible to make acceptable development proposals which might otherwise be unacceptable, through the use of planning conditions or, where this is not possible, through planning obligations.

6.69 Paragraph 122 of the Community Infrastructure Levy Regulations (April 2010). sets out that a planning obligation may only constitute a reason for granting planning permission for the development if the obligation is:

(a) Necessary to make the development acceptable

(b) Directly related to the development; and

(c) Fairly and reasonably related in scale and kind to the development

6.70 The applicant has provided a planning obligations statement outlining the obligations that they consider are necessary to mitigate the impacts of the development and these are set out below.

7.0 Planning Obligations (Section 106 Agreement)

7.1 The Heads of Terms for the S106 Agreement are:

1) Housing

• Provision of 33 units (8x 1bed, 20x 2bed and 5x 3bed), including 7 affordable intermediate units (3x 1bed, 3x 2bed, 1x3bed).

• Affordable Housing to be provided as per submitted plans

• 3 Wheelchair units to be provided to or shall be easily adaptable for wheelchair users (Habinteg standard) as per the submitted plans

• Provision of a review mechanism to secure funding for additional affordable housing if financially viable, with minimum of 7 units. Additional affordable units to be provided within the scheme itself (to a maximum of 50%) or off-site if inclusion within the scheme shown not to be viable.

2) Infrastructure

• Education: A contribution of £76,090.52

• Health: A contribution of £46,200

• Leisure: A contribution of £26,843.68

• Open Space: A contribution of £37,940

• Community Facilities: £10,364.30

• Town Centre Management: £4,815.00

3) Transport

• Contribution towards a CPZ: £1,650

• Provision of Car Club Spaces and Membership of car club for 2 years, plus its promotion: £5,500

• Welcome Pack including information on car sharing and communal notice board: £500

• Contribution towards cycle routes around the area: £24,750

4) Employment and Training

• A contribution of £11,250 for training of local people for construction of the scheme

• A local Labour scheme

• A contribution towards training and employment in lieu of providing employment floorpsace on the site £200,000

5) Costs

• Meeting the costs of external financial viability consultants appointed by the Council.

• Meeting the Council’s legal, professional and monitoring costs associated with the drafting, finalising and monitoring of the Agreement.

7.2 Officers consider that the obligations outlined above are appropriate and necessary in order to mitigate the impacts of the development and make the development acceptable in planning terms. Officers are satisfied the proposed obligations meet the three legal tests as set out in the Community Infrastructure Levy Regulations (April 2010).

8.0 Consideration of Objections

8.1 Three residents in the area have objected to the proposals on grounds of impact from traffic and car parking, loss of privacy and visual impact and an increase in crime and impact from light pollution. It has also been suggested that an EIA be undertaken.

8.2 The Applicant has shown that there would be additional capacity on the existing highway network to accommodate car parking arising from the proposal, when taking account of surrounding development and is willing to fund (in part) the consideration of the implementation of a CPZ. Further transport measures are proposed, where the impact of additional car parking is shown to be in any event, minor. These include contributions towards a car club as well as the provision of spaces and improved cycle routes in the area. This would also help address any issues in air quality by encouraging a modal shift away from car usage. Where construction traffic is concerned, the scheme would be subject to a construction management plan (as a condition).

8.3 The proposed building is someway from the objector from Woodcroft Mews and it is unlikely that, against the backdrop of the Thames Water Station and existing industrial uses in between, the proposal would result in a loss of privacy. Though the matter of an additional access way to the Mews car park and associated perception of an increase in crime (presumably through additional access in the vicinity of the Mews) has been raised, the proposal does not in fact in clued any additional access to the Mews car park and as a result, the matter would not relate to this scheme. Officers have considered the need for an EIA earlier in the report.

8.4 It is considered that the roof top garden is a good use of the site given the area is one of open space deficiency and any outlook from it on surrounding properties

would be at a distance, particularly the land adjacent the site is primarily in industrial use at present. Light pollution would only arise through any normal use of the building as a residential use and it would be possible control any associated pollution in the construction management plan.

9.0 Conclusion

9.1 This application has been considered in the light of policies set out in the development plan and other material considerations including policies in the Core Strategy.

9.2 The proposals include the provision of 33 residential units as part of the overall development of the Plough Way Strategic Site. It would result in the redevelopment of a previous industrial site, which currently undermines the environmental quality of the area.

9.3 Though the proposed development does not comply with policy CSP1 of the LDF with respect to the level of affordable housing, this is due to accepted viability constraints. These constraints are however proposed to be reviewed prior to the commencement of development and additional affordable housing, above the minimum of 7 units, would be provided if shown to be viable. Given the site is part of the Plough Way site within the LDF, the appropriateness of the employment floorspace on the site has been considered by Officers (given the policy requirement for 20% of built floorspace to be in employment use) and the Applicant has agreed to a payment in lieu for off-site provision.

9.4 As far as the design of the scheme is concerned, it been designed to meet London Plan standards on wheelchair accessibility as well as Lifetime Homes. Officers consider that the design and architectural approach to the scheme and in general, the accommodation, is appropriate.

9.5 Though the proposals would be car-free, the Applicant has shown that that there is capacity for on street parking, when taking account of adjacent development. Combined with the Applicant’s contributions to transport measures (including a CPZ and cycle routes) and improvements in the area, the scheme is considered acceptable.

9.6 The proposals would broadly reflect the Mayor’s targets for carbon dioxide reduction and have been shown to incorporate sustainable design and construction measures. Matters such as contamination, air quality, archaeology, and noise have all been addressed appropriately.

9.7 Though some objections have been received, these are not considered to be overriding.

9.8 On balance, Officers support the scheme overall and the extent to which it would meet the overall objectives of the LDF and London Plan. The scheme is therefore considered acceptable.

10.0 RECOMMENDATION (A)

10.1 To agree the proposals and authorise the Head of Law to complete a legal agreement under Section 106 of the 1990 Act (and other appropriate powers) to cover the following principal matters:

(1) Housing

• Provision of 33 units (8x 1bed, 20x 2bed and 5x 3bed), including 7 affordable intermediate units (3x 1bed, 3x 2bed 1x 3bed).

• Affordable Housing to be provided as per submitted plans

• 3 Wheelchair units to be provided to or shall be easily adaptable for wheelchair users (Habinteg standard) as per the submitted plans.

• Provision of a review mechanism to secure funding for additional affordable housing if financially viable, with minimum of 7 units. Additional affordable units to be provided within the scheme itself (to a maximum of 50%) or off-site if inclusion within the scheme shown not to be viable.

(2) Infrastructure

• Education: A contribution of £76,090.52

• Health: A contribution of £46,200

• Leisure: A contribution of £26,843.68

• Open Space: A contribution of £37,940

• Community Facilities: £10,364.30

• Town Centre Management: £4,815.00

(3) Transport

• Contribution towards a CPZ: £1,650

• Provision of Car Club Spaces and Membership of car club for 2 years, plus its promotion: £5,500

• Welcome Pack including information on car sharing and communal notice board: £500

• Contribution towards cycle routes around the area: £24,750

(4) Employment and Training

• A contribution of £11,250 for training of local people for construction of the scheme

• A local Labour scheme

• A contribution towards training and employment in lieu of providing employment floorpsace on the site £200,000

(5) Costs

• Meeting the costs of external financial viability consultants appointed by the Council.

• Meeting the Council’s legal, professional and monitoring costs associated with the drafting, finalising and monitoring of the Agreement.

RECOMMENDATION (B)

10.2 Subject to completion of a satisfactory legal agreement, authorise the Head of Planning to GRANT PERMISSION for the reasons set out in paragraph 11.1 below and subject to conditions including those set out below and such amendments as considered appropriate to ensure the acceptable implementation of the development.

11.0 Summary of Reasons for Grant of Planning Permission

11.1 The decision to recommend the grant of planning permission has been taken, having regard to the policies and proposals in the London Plan (July 2011) and the adopted Local Development Framework (June 2011) and Unitary Development Plan (July 2004) as set out below, and all relevant material considerations, including comments received in response to third party consultation.

11.2 The Local Planning Authority has considered the particular circumstances of the application against relevant planning policy set out in The London Plan (July 2011), saved policies in the Council’s adopted Unitary Development Plan (2004) and the adopted Local Development Framework (2011). The Local Planning Authority has further had regard to the Local Planning Authority’s Adopted Residential Standards Supplementary Planning Document (August 2006) and Planning Obligations Supplementary Planning Document (January 2011), Government Planning Policy Guidance and Statements, and all other material considerations, the obligations that are to be entered into in the planning agreement in connection with the development and the conditions to be imposed on the permission. The Local Planning Authority considers that:

(1) The development of the site for C3 use as part of a wider master plan and development site is in accordance with Local Development Framework Policy SSA5 and London Plan policy 3.12 which identifies the need to encourage rather than restrain housing development.

(2) The site is an appropriate location for a development of the density

proposed in accordance with London Plan policy 3.4, which seeks to maximise the potential of sites and ensure that development proposals achieve the highest possible intensity of use compatible with local context, identified design principles and public transport capacity.

(3) The layout of the site, the design of the development, and the provision of

housing is in accordance with London Plan policy 3.5 which seeks to achieve a range of housing choice, and with Lewisham UDP policy HSG 5,

which requires that all new residential development is attractive, neighbourly and meets the functional requirements of its future inhabitants.

(4) The proposed dwelling mix and provision of affordable housing, which is

controlled by planning obligations agreed as part of the permission, is considered to be the maximum reasonable that can be achieved on this site taking account of targets and scheme viability and the need to encourage rather than restrain residential development in accordance with London Plan policy 3.12 regarding the provision of affordable housing, with CSP1 of the Local Development Framework, which seeks the provision of affordable housing in a way which assists in securing a more balanced social mix, having regard to the financial viability of the development.

(5) The energy demand of the proposed development has been assessed in

accordance with London Plan policies 5.2, 5.6 and 5.7 and CSP 8 of the Local Development Framework regarding energy and carbon dioxide savings through a lean, clean and green strategy.

(6) The proposed approach to traffic impact of the development, parking and

alternative modes of transport have been assessed in accordance with Local development Framework Policy CSP14 of the which require major schemes to take account of the requirements of public transport providers as well improvements to public transport and facilities for cyclists and pedestrians.

(7) The proposed level of cycle parking and associated measures to reduce

car use are in accordance Local Development Framework Policy 14 regarding sustainable movement and transport.

(8) The regeneration benefits inherent in the scheme and the financial

contributions towards achieving other planning policy objectives are in accordance with Local Development Framework Policy CSP21 which seeks the inclusion of community benefits as part of development proposals, and with London Plan policy 8.2.

11.3 Consideration has also been given to the objections made to the proposed

development. It is considered that none of the material objections outweigh the reasons for granting planning permission. The Planning Conditions referred to in Recommendation (B) are as follows:

General

1. Approved drawings and documents

Planning Statement May 2011, Design and Access Statement May 2011, Draft Heads of Terms, Employment Use Report May 2011, Transport Statement May 2011, Phase 1 Desk Study Report, July 2008 and supplementary letter 18th May 2011, Acoustic Assessment Letter August 2011 and supplementary information, Flood Risk Assessment May 2011 and Addendum Rev A August 2011, Rev B September 2011, Archaeological Desk Based Assessment Assessment May 2011, Energy Strategy April 2011, Sustainable Design and Construction Statement August 2011, Habinteg Compliance Assessment September 2011, Supplementary Planning Statement September 2011, Revised Accommodation Schedule August 2011, Drawings 1166_0101A, 1166_0109B, 1166_0110N,

1166_0111L, 1166_0114H, 1166_0116F, 1166_0120A, 1166_0120B wheelchair adaptable, 1166_0210B, 1166_0211B

Reason

To ensure that the development is carried out in accordance with the approved documents, plans and drawings submitted with the application (or other documents, plans and drawings subsequently approved in writing by the local planning authority) and to ensure that the development is acceptable to the local planning authority.

2. Time limit

The development must be begun not later than three years from the date of the grant of this permission.

Reason

To comply with Section 91 of the Town and Country Planning Act 1990.

Details

3. External materials (buildings)

The buildings shall be carried out in accordance with the approved materials, namely: Marshalls Conservation Paving Coarse, Charcol; Marshalls Conservation Paving Coarse, Silver Grey; PPC Anthracite Grey Aluminium Window Frames, All About Bricks, Buff Stock, Trespa Meteon Exterior NW13/ST Country Wood, routed finish 150mm spacing, Trespa Meteon Exterior NW16/ST, Milano Terra.

Reason

To ensure that the Development is of a satisfactorily high design standard to ensure that it makes a positive contribution to the appearance of the locality and to comply with Policy URB 3 Urban Design in the adopted Unitary Development Plan (July 2004).

4. External pipework

No external guttering, drainage downpipes or other conduits of any kind shall be attached to the external facades of the buildings other than those shown on the approved drawings.

Reason In order to ensure an acceptable external appearance and to comply with CSP15 High Quality Design of the adopted Core Strategy (June 2011).

5. Lifetime Homes

No development shall commence on site until drawings for each dwelling type demonstrating compliance with Lifetime Homes standards has been submitted to and approved in writing by the local planning authority. The development shall be constructed in accordance with the approved drawings.

Reason

In order to comply with the requirements of Section 76 of the Town and Country Planning Act 1990 which relates to the provision of satisfactory access to buildings for people with disabilities and to comply with Policy CS1 Housing Provision, mix and affordability June 2011.

Sustainability

6. Code for Sustainable Homes

No dwelling hereby approved shall be occupied until a Code for Sustainable Homes Level 4 post-construction certificate and verified Code for Sustainable Homes report for that dwelling has been submitted to and approved in writing by the local planning authority.

Reason

To ensure the use of sustainably-sourced and recycled materials and aggregates and the sustainable use of water, and to meet the requirements of Policy 5.3 Sustainable Design and Construction in the adopted London Plan (July 2011).

7. Performance of the CHP and future connection to a district CCHP or CHP scheme

No development shall commence on site until drawings and sections showing a scheme for the provision of conduits and/or piping for future connection to a district CCHP or CHP scheme and network have been submitted to and approved in writing by the local planning authority.

Reason

To ensure that the projected carbon-dioxide emission reductions are achieved and to enable the future connection of the development to a district CCHP or CHP scheme and network, and to comply with Policy 5.6 (Energy Hierarchy) in the London Plan (July 2011).

8. Carbon Savings

The development shall be constructed to achieve regulated carbon savings of a minimum of 24% (compared to a building regulations Part L1A 2010 compliant building) in accordance with the submitted energy strategy and the necessary measures to achieve these savings shall be implemented prior to occupation of the residential units hereby approved and maintained thereafter for the lifetime of the development.

Reason

To make the fullest contribution to the mitigation of and adaption to climate changes and as set out by the proposed development and to meet the requirements of Policies 5.7 (Renewable Energy) of the London Plan.

9. Living Roofs

Details of the living roof which shall cover an area no less than 150m2 at 5th floor and 47m2 at 6th floor, shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing on site. The living roof shall be:

i) a) biodiversity based with extensive substrate base (depth shall vary between 80-150mm but shall average at least 133mm);

b) laid out in accordance with plans 1166_0114H & 1166_0116F hereby approved; and

c) planted/seeded with an agreed mix of species within the first planting season following the practical completion of the building works. The living roofs shall not be used as an amenity or sitting out space of any kind whatsoever and shall only be used in the case of essential maintenance or repair, or escape in case of emergency. The development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior written consent of the Local Planning Authority.

ii) Evidence that the roof has been installed in accordance with sub-points a) to c) above shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved.

Reason

To ensure the development provides the maximum possible provision of living roofs to enable the creation of habitats and areas for biodiversity and to reduce the rate and volume at which rainwater reaches watercourses in times of heavy or prolonged rainfall, in accordance with Policies CFP7 of the Local Development Framework (June 2011), 5.3 of the London Plan (Jul7 2011) and Planning Policy Statement 9: Biodiversity and Geological Conservation (2005) and Planning Policy Statement 25: Development and Flood Risk (2006).

Residential Amenity

10. Noise Insulation

(i) The building shall be constructed so as to provide sound insulation against external noise, to achieve levels not exceeding 30dB LAeq (night) and 45dB LAmax (measured with F time-weighting) for bedrooms, 35dB LAeq (day) for other habitable rooms, with windows shut and other means of ventilation provided. (ii) Development shall not commence until details of a sound insulation scheme complying with paragraph (i) of this condition have been submitted to and approved in writing by the local planning authority. (iii) The development shall not be occupied until the sound insulation scheme approved pursuant to paragraph (ii) of this condition has been implemented in its entirety. Thereafter, the sound insulation scheme shall be maintained in perpetuity.

Reason

To ensure a satisfactory environment for the occupiers of the development and so as to comply with Policy ENV.PRO 11 (Noise Generating Development) in the adopted Unitary Development Plan (July 2004).

11. Noise and vibration from fixed plant and machinery

(i) The rating level of the noise emitted from fixed plant and machinery on the development including the CHP plant shall be 5dB below the existing background level at any time, as measured at the façade of any noise sensitive receptor. The measurements and assessments shall be made according to BS4142:1997.

(ii) The design, operation and maintenance details of a scheme for compliance with paragraph (i) of this Condition shall be submitted to and approved in writing by the local planning authority within three months of commencement of development.

(iii) The development shall be occupied until the approved scheme has been implemented in its entirety in relation to that phase.

(iv) Thereafter, the approved scheme shall be retained and maintained in accordance with the approved details.

Reason

To ensure a satisfactory environment for the occupiers of the development and so as to comply with Policy ENV.PRO 11 (Noise Generating Development) in the adopted Unitary Development Plan (July 2004).

Landscaping

12. Landscaping details

1. No development shall commence until:

(i) A specification and materials for the hard and soft landscaping for the development (including planting, tree species and location, paving, walls and fences, repairs to the wall fronting Yeoman Street, temporary and permanent site boundary treatments, details of the permeability of hard surfaces) have been submitted to and approved by the local planning authority.

(ii) Details of the management and maintenance of the landscaping has been submitted to and approved by the local planning authority.

2. All works and planting which form part of the on-site landscaping scheme shall be completed in the first planting season following the completion of any of the Blocks unless the local planning authority has given written consent to any variation. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species, unless the local planning authority has given written approval to any variation.

Reason

In order that the local planning authority may be satisfied as to the details of the proposal and to comply with Policies URB 3 Urban Design, URB 12 Landscape and Development and URB 13 Trees in the adopted Unitary Development Plan (July 2004).

Construction Management

13. Construction and Environmental Management Plan

(i) No works (including demolition and construction) shall commence until a Construction and Environmental Management Plan, including but not limited to a tree root survey of adjacent trees and means of protection, details of hours of works, wheel washing, dust minimisation, noise mitigation relating to on-site crushing, and deliveries, details of compliance with the relevant Code of Construction Practice, and incorporating a Construction Traffic Management Plan and Construction Logistics Plan has been submitted to and approved in writing by the local planning authority.

(ii) No works (including demolition and construction) shall be carried out other than in accordance with the approved Construction Management Plan

Reason

To ensure that the demolition and construction processes are carried out in a manner which will minimise noise, vibration, dust and mud pollution and minimise disturbance from road traffic and safeguards road safety and the amenities of adjacent occupants in accordance with Policies ENV.PRO 9 Potentially Polluting Uses, ENV.PRO 11 (Noise Generating Development) and HSG 4 (Residential Amenity) in the adopted Unitary Development Plan (July 2004) and that all reasonable measures have been taken to improve construction freight efficiency by reducing CO2 emissions, congestion and collisions in accordance with Policy 6.14 (Freight) in the approved London Plan (July 2011).

14. Archaeology

No development shall take place on the site until the applicant, or any successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, observation and recording which has been submitted to and approved in writing by the local planning authority.

Reason

To ensure adequate access for archaeological investigations and to comply with CSP15 High Quality Design for Lewisham in the Local Development Framework (June 2011).

Contamination

15. Contaminated land

(a) No development shall take place until each of the following has occurred:

(i) a site investigation has been carried out to survey and assess the extent of potential contamination and its effect (whether on or off site);

(ii) a report comprising the results of that site investigation and recommendations for treatment of any contamination (whether by remedial works or not) has been submitted to and approved in writing by the local planning authority; and

(iii) all measures or treatments identified in that report as being necessary or desirable for the remediation of the site have been implemented in full.

If during any works at the site (whether pursuant to paragraph (a) of this condition or implementation of this planning permission generally), contamination is encountered which has not previously been identified (“the new contamination”), then paragraph (a) shall apply to the new contamination and no further development shall take place until the requirements of paragraph (a) have been complied with in relation to the new contamination. (b) The development shall not be occupied until a closure report has been submitted to and approved in writing by the local planning authority. The closure report shall include details both of the remediation (including waste materials removed from the site, an audit trail demonstrating that all imported or reused soil material conforms to current soil quality requirements as approved by the local planning authority) and any post-remediation sampling that has been carried out.

Reason

To ensure that the local planning authority may be satisfied that potential site contamination is identified and to comply with Policy ENV.PRO 10 Contaminated Land in the adopted Unitary Development Plan (July 2004).

16. Piling operations (i) Piling or any other foundation designs using penetrative methods shall not be permitted, other than with the prior written consent of the local planning authority. Any such application for consent shall be accompanied by details of the relevant penetrative methods. (ii) The said piling shall be carried out only in accordance with the written consent of the local planning authority. Reason To prevent pollution of controlled waters and to comply with Policies ENV.PRO 10 Contaminated Land and ENV.PRO 17 Management of the Water Supply in the adopted Unitary Development (July 2004). 17. Cycle parking

A minimum of 33 cycle parking spaces shall be provided within the development. The development shall not be occupied until the cycle parking spaces have been provided and made available for use. Thereafter, such spaces shall be retained

and used only as cycle parking for use as provided for in paragraph (i) of this Condition.

Reason

In order to ensure adequate provision for cycle parking and to comply with Policies CSP 14 (Sustainable Movement and Transport) of the Local Development Framework (June 2011).

18. Flood risk (i) The development shall be carried out in accordance with the Flood Risk Assessment dated 20th May 2011 and Addendum B dated 22nd September 2011. (ii) Finished floor levels for all residential aspects of the development set no lower than 2.55 AOD.

Reason

To protect the occupants from the risk of flooding and to comply with policies 5.12 of the London Plan (July 2011) and CSP12 of the Local Development Framework (June 2011)

Informatives

1. Applicants should be aware of their responsibilities under Part IIA of the Environmental Protection Act 1990 to ensure that human health, controlled waters and ecological systems are protected from significant harm arising from contaminated land. Guidance therefore relating to their activities on site should be obtained primarily by reference to DEFRA and EA publications.

2. Assessment of the scheme required by Conditions 10 and 11 (Noise from

fixed plant and machinery) must be carried out by a suitably qualified acoustic consultant.

3. With regard to Condition 13, the Construction Management Plan will be

required to confirm that no deliveries to the site in connection with demolition or construction works shall take place outside the hours of 8 am and 6 pm on Mondays to Fridays and 8 am and 1 pm on Saturdays and that no such deliveries shall take place at all on Sundays or public holidays.

4. With regard to condition 13, The relevant Code of Construction Practice can

be viewed online at http://www.lewisham.gov.uk/Environment/Pollution/PollutionNoiseDocument.htm