paper project architecture and design ltd

Unit 16 Rufus Business Centre Ravensbury Terrace London SW18 4RL

T 020 8947 0420 F 0870 487 3421 E office@paperproject.co.uk W www.paperproject.co.uk

Registered in England and Wales Company No. 5101078 Registered Company Address 4th Floor (HF) Tuition House 27-37 St George’s Road Wimbledon London SW19 4EU

Claire O'Donovan Planning Officer Strategic Planning and Research Future Merton Environment and Regeneration Merton Council

28th March 2012 Dear Claire Planning Ahead – Guiding Development in your Neighbourhood Document – 60 Pitcairn Road, CR4 3LL Following our recent telephone conversations regarding this site we have been instructed by our client, Mr Sivguru Sivaruban, to write to you to provide the necessary background and supporting information for the sites inclusion within the consultation planning policy document. The site (60 Pitcairn Road, CR4 3LL) has been empty for a long period now and our client who is also the land owner has been looking to redevelop the site from commercial use to residential use for some time now. Evidence of this can be seen in the planning history attached to the site. Most recently we were approached by the land owner in October 2010 to carry out a feasibility study looking at redeveloping the land from its current derelict state to new residential flats. We subsequently submitted a scheme design for pre-application advice in March 2011 (Pre-App/11/P0441/NEW) and received positive feedback on the proposed scheme. The level of financial contribution proposed by Merton because of loss of employment was high and the landowner was questioning the financial viability of the scheme if this level of contribution was required, however, our understanding from our client is that if the site’s Use Class was to be altered to allow C3 use then they would proceed with redevelopment of the site well before 2023. The landowner has already been in discussions with a finance company and secured preliminary backing to take the project forward should the Use Class be amended favourably. Kind regards,

Benjamin Elsdon Paper Project architecture and design

-- ..... ... y ...--­

-

lTlerton ;: ...... oo$S,;rn ,-,,;rn '- #

PUBLIC PROTECTION & DEVELOPMENT DIVISION London Borough of Merton-'.' Head of Public Protection & Development- John Hill Merton Civic Centre

London Road Morden, SM4 50X DX 41650 Morden Paper Project Architects

Ben Elsdon Switchboard: 020 8543 2222 12 Ravensbury Terrace Minicom: 020 8545 3245

LONDON, SW18 4RL Telex: 893062 Fax: 020 8543 6085 Direct Line: 020 8545 3300 My Ref: 111P04411NEW Your ref:

8th April 2011

Dear Sir,

THE TOWN AND COUNTRY PLANNING ACT 1990 (AMENDED) 60 Pitcairn Road, Mitcham, CR4 3LL - Pre- application: Redevelopment involving demolition of eXisting buildings and erection of 8 residential units.

Further to your pre-application inquiry, I attach a copy of the Development Control Section's response.

Please note that although any pre-application advice that has been given will be taken into account jf a subsequent planning application is made, any advice given is not legally binding upon the Local Planning Authority and does not constitute a formal decision. .

Should you wish to discuss the report further please do not hesitate to contact the case officer Jean Bennett (0208545 3300). Please note that further meetings and consideration of revised drawings would be subject to the Council's published charging regime set out on the Council's web site: http://lNWW.merton.gov.uk/living/planning/planningapplications/dcpreappadvice.htm

Yours sincerely

Ff II Milligan Development Control Manager

Merton Civic Centre, London Road, Morden SM4 SDX Tel: 02082744901 www.merton.gov.uk

NOTES OF PRE APP MEETING HELD 16th March 2011 60 Pitcairn Road, Mitcham, CR4 3LL

In attendance: LBM: Jean Bennett. AGENT: Ben Elsdon

Site and Surroundings. 1) Character of Area - Predominantly residential with commercial/ industrial premises also to the rear of the site. 2) Conservation area - No. 3) Area at risk of flooding - No. 4) UDP site proposal designation - No. S) Within an Archaeological Priority Zone - No. 6) Within a Controlled Parking Zone - No. 7) Public Transport Accessibility Level - 4 i.e. good. 8) Trees - None.

Current Proposal. Demolition of existing 2 storey building comprising 550 sq m of 81 floorspace and erection of 8 new dwellings, comprising 4 x 2,4 x 1 bed flats in a part twol part three storey building.

Planning History. 01/P226S - Outline application for erection of three terraced houses. Refused under delegated authority on grounds of loss of employment land.

OS/P304S - Outline application for (siting and access only), demolition of existing 2 storey building·(550sqm) comprising 81 use and erection of new building comprising a mix of 81, 01 and C3 uses. The application was refused by the Council and dismissed at appeal. The Inspector raised the following issues in his decision notice: harm to neighbour amenity by reason of overlooking; unacceptable living conditions for future occupiers by reason of limited daylight and amenity space; character and appearance of the area.

No other recent or relevant history at the site or in the immediate surrounds that would appear to impact significantly on the current proposal.

Relevant policies. The relevant Unitary Development Plan (October 2003) policies include: ST.1 - Sustainable development ST.3 - Mixed uses ST.10 - Mixed Use Neighbourhoods ST.12 - Development on previously developed land ST.13 - Housing Needs

ST.17 - Built environment ST.35 - Parking ST.36 - Community Benefits BE15 - New Buildings and Extensions; Daylight, Sunlight, Privacy, Visual Intrusion and Noise BE 16 - Urban Design BE22 - Design of New Development BE.25 - Sustainable Development PE.2 - Pollution and Amenity HS1 - Housing Layout and Amenity HP1 - Housing Targets HN.3 - Dwelling Mix . PK.2/3 - Car parking standards and development LU.5 - Developer contributions. L.8 - Open Space Deficiencies L.9 - Children's Play Facilities C13 - Planning Obligations for Education Provision

L8 Merton SPG's New Residential Development (1999), Planning Obligations (2006).

The relevant London Plan (February 2008) policies include: 2A.1 - Sustainability criteria,

2A.9 - The suburbs: supporting sustainable communities 3A.1 Increasing London's supply of housing 3A.2 - Borough housing targets 3A.3 - Maximising the potential of sites 3A.5 - Housing choice 3A.6 - Quality of new housing provision 4A.3 - Sustainable design and construction 4A.7 - Renewable energy 4B.1 - Design principles for a compact city 48.2 - Promoting world-class architecture and design 48.5 - Creating an inclusive environment.

Local Development Framework - Draft Core Planning Strategy (2010). Although not yet superseding the UDP, the strategy provides guidance on the intended direction of the Council's policies, based on an up to date evidence base. Relevant policies include: CS.8 Housing choice. CS .12 Economic development. CS.14 - Design. CS.15 - Climate change.

Key issues for consideration. Principle of re·development, loss of employment land, residential use, housing targets and standard of accommodation; design, impact on neighbouring occupiers and parking.

Loss of employment land. The site is occupied by a two storey building with an established B1 use. No replacement B1 floorspace is proposed and at this stage no marketing evidence has been provided. Adopted policy E6 seeks to maintain an appropriate supply of employment land, outside designated industrial areas and advises that development schemes that involve such a loss will be acceptable only under the following circumstances: i) if the land is in a predominantly residential area and the development

will provide community facilities ii) if the land is in a predominantly residential area, residential use will be

permitted if the size, configuration, access or other site characteristics make it unsuitable and financially unviable for any employment or community use, as confirmed by full and proper marketing for 5 years

Compensatory measures comprising employment benefits locally may be sought for the loss of employment land, through planning obligations.

The Council's Principal Economic Development Officer has advised that marketing of the site on the South London Business Property web-site took place for a 9 month period between February and November 2005, advertising the site for sale, at an asking price of £300,000. The premises should be now be fe-advertised. The Council's Principal Economic Development Officer has suggested that a realistic rental asking price could be £50 per sq m. This figure takes into account the current economic climate, the state of the premises and the demand for light industrial space in relation to supply.

Proposed residential re-development.

Drawings submitted for the pre~application meeting show a new building rising to a maximum of 3 storeys, with a smaller footprint than eXisting. Eight flats are proposed, each with private amenity space. Ground floor flats have a small garden, while the upper flats each have balconies. The front roof line accords with the eaves height of neighbouring terraced houses although the raised roof line over the central part of the proposed building is higher than the eXisting. Proposed elevations indicate translucent private screens and obscured glazing on those parts of the building that are adjacent to neighbouring residential properties, 58 and 62 Pitcairn Road.

The Council's SPG "New Residential Development" is linked to adopted policy HS1 and gives minimum standards for room sizes, layout, amenity space, outlook and daylighUsunlight. It is essential therefore that these standards are met, in addition to providing an appropriate mix of dwellings. Currently the sizes of a number of the rooms do not meet minimum standards and would have poor levels of natural daylight and outlook. Access to the building should be safe and secure and further consideration should be given to the siting of communal refuse storage facilities.

The current scheme is therefore considered to represent an overdevelopment of the site, with a likely recommendation for refusal. Furthermore, in the absence of recent marketing evidence, a scheme for residential use would be contrary to adopted policy E.6 and therefore likely to be recommended for refusal.

Design. Design of new buildings should ensure appropriate scale, density and appearance, respecting and responding to local characteristics. The existing building sits alongside traditional houses. It has no particular architectural merit and appears unsympathetic in the streetscene. The proposed building incorporates contemporary design, with a smaller footprint than the existing bUilding, thus allowing gaps between neighbouring buildings with space for improved planting and landscaping around the site. The developer intends that the building will meet Passivhaus standards of sustainable construction.

The Council advises that a new building must comply with the Mayor's objectives on carbon emissions, renewable energy. sustainable design and construction, to achieve Code Level 4. The applicant is advised to contact the Council's Climate Change Officer, Miles Duckworth (02085454847), at an early stage, so that measures to incorporate the above, set out in the London Plan 2008, policy 4A. 7, and Councils emerging Local Development Core Strategy, can be appropriately introduced as part of the initial design.

Impacts on neighbouring occupiers. Key issues for neighbouring residential occupiers are anticipated to include the scale of the bUilding, overlooking and traffic generation.

Any future application must be assessed against possible impacts for neighbour amenity. Submitted drawings indicate that the layout of the building would not result in adverse impacts for neighbouring occupiers by reason of overlooking. It is unclear to what extent the proposed increased height of the building may have on daylight and sunlight to the rear elevations and gardens of the nearest neighbouring house at 58 Pitcairn Road. It will be necessary to apply an Aspect Value test once relative heights are known, it would also be helpful if shadow drawings can be submitted in this regard.

Currently, the established use of the premises is Class 81, (light industrial) and such uses can be accommodated in proximity to residential units as they do not involve unduly noisy or disruptive employment uses. In this respect, the change of use is unlikely to impact significantly on noise levels in relation to neighbour amenity.

Car Parking! Highway Matters In the event that the use of the site for 81 purposes were to resume it would be a generator of vehicles movements during the working day. However, in the event of an application being submitted on the basis of the pre-application drawings, Transport Planning Officers advise that a Parking Survey should be submitted showing details of on-street parking availability. This would be particularly relevant to assess overnight parking stress levels in relation to the provision of additional residential accommodation. It is noted that cycle parking is to be provided but no on-site car parking.

Other Issues. Environmental Health Officers anticipate that measures may be necessary to investigate possible contamination at the site along with measures for remediation.

Anticipated Heads of Terms for a 5106 obligation. • Financial contributions in respect of open space, children's play space,

any shortfall in on-site amenity space (total £6,391), • Education (£3,710 per new family dwelling ie 4 x 2 beds = £14,841), • Sustainable transport (£500 per new unit ie £4,000) and; • Compensation for loss of employment land (£300,000).

For further general advice please refer to the Council's adopted SPD "Planning Obligations" and contact the Council's 8106 Monitoring Officer (Tim Catley - 02085453449). The Council's Principal Economic Development Officer (Nick Smart - 02085453064) can give more detailed advice in relation to compensation for loss of employment land.

Information required to validate. Design and Access Statement. Marketing Evidence Parking Survey.

For further guidance on this SUbject please refer to the Council's Planning Applications Validation Checklists which may be found at: http://www.merton.oov.uk/living/plann ing/plann ingapplicationslva lid­checkl ists. htm

Timescales. It is likely that an application will be considered by the Council's Planning Applications Committee and it is anticipated that a decision could be taken within an 8 - 13 week timescale depending the dates of Committee.

Please note that although any pre-application advice that has been given will be taken into account if a subsequent planning application is made, any advice given is not legally binding upon the Local Planning Authority and does not constitute a formal decision.

oC)~~~CJ .

Developt:rfF!,~r: