Ciara Whelehan Planning Policy Manager London Borough of Redbridge, Redbridge Town Hall 128-142 High Road Ilford IG1 1DD
Dear Ciara,
RE: Consultation on the Redbridge Local Plan 2015-2030 Pre-Submission Draft
Following our conversation this week, please find an additional consultation response from TfL Property on the draft Redbridge Local Plan 2015-2030 Pre-Submission Draft, this letter is in addition to our previous response dated 30
th September 2016 (attached to this letter as Appendix 1). As per
the previous response, this response represents the views of officers in Transport for London Commercial Development Property Team (TfL Property) in its capacity as a significant landowner and does not form part of the TfL corporate response. Our colleagues in TfL Planning have provided a separate response.
Hainault Fields (known as Oakfield) and Fairlop Plain In line with the GLA response dated 11
th October, TfL Property would like to further support the small
scope for limited development on the existing built footprint close to the high PTAL accessible Fairlop Central Line tube station and extend this to include the station car park. TfL Property owns Fairlop Station car park and we have identified it as having capability of delivering residential-led development by the end of 2021, we would therefore like to promote this site for development.
We would also like to take this opportunity in our response to highlight an error that we have identified in both the updated Policies map (both the PDF and interactive version), which does not show Fairlop Station car park as part of the potential green belt de-designation. Not displaying the car park within the potential de-designation does not match the supporting Local Plan text (para 6.1.9) which proposes to “release the parcels of existing Green Belt in the borough which do not meet the purposes of the Green Belt”. The Green Belt Review (January 2016) states that “the area of land to the west of the underground line containing Oakfields Sports Centre, should be considered for Green Belt Release” as the railway line creates “a strong physical boundary”. TfL Property would therefore welcome for it to be clearly shown that all land to the west of the rail line, including Fairlop Station car park, is displayed clearly within the Policies map in any proposed de-designation.
TfL Property welcomes further discussions about the future of the car park site at Fairlop and previous sites mentioned in Appendix 1 of this letter. In the meantime should you have any queries please do not hesitate to call me on 020 3054 4739.
Yours sincerely
Polly Barker Consents Advisor, Commercial Development Cc: Patricia Cazes-Potgieter, Planning Development Manager, Commercial Development Richard Carr, Borough Planning
Commercial Development
Transport for London 5
th Floor West Wing
55 Broadway London SW1H 0BD
Phone: 020 3054 4739 Email: [email protected]
Date: 21th October 2016
Our Ref: Additional Response to the Redbridge Local Plan 2015-2030 Pre-Submission Draft
Appendix 1
Redbridge Local Plan 2015-2030 London Borough of Redbridge, Freepost FLSR-JACE HSUG, Ilford, IG1 1DD
Dear Sir/Madam,
RE: Consultation on the Redbridge Local Plan 2015-2030 Pre-Submission Draft
Thank you for consulting Transport for London (TfL) on the draft Redbridge Local Plan 2015-2030 Pre-Submission Draft. The following comments represent the views of officers in Transport for London Commercial Development Property Team (TfL Property) in its capacity as a significant landowner and does not form part of the TfL corporate response. Our colleagues in TfL Planning have provided a separate view as part of the GLA response, regarding TfL wide operational and planning/policy matters.
TfL Property supports the principal objectives of the Local Plan in respect of promoting growth in sustainable locations which align with the National Planning Policy Framework and London Plan.
Development Opportunity Sites
134- Station Approach/ Carlton Drive, Barkingside
120- 31 Marlborough Road and South Woodford Station Car Park
194- Redbridge Station, Eastern Avenue, Redbridge
75- Land at Newbury Park Station, Eastern Avenue
196- Charteris Road Car Park & Woodford Station Car Park, Woodford
As landowner or partial landowner of the above sites, TfL Property welcomes their allocation as development opportunity sites. However, we consider that the proposed phasing should be revised as development of all of the sites can be brought forward (realistically within the first five years of the Plan period) before the 2021-2025 and 2026-2030 periods, as currently suggested in the draft plan. This is in line with the tests set out in paragraph 47 of the NPPF, given that sites are available and offer a suitable location for development, with development achievable now.
Promotion of sites
Whilst we appreciate that the Regulation 19 Review Consultation calls for comments on legality and soundness of the local plan, we would nevertheless like to take this opportunity to promote six further sites not currently identified within the draft plan. These sites are capable of delivering residential-led development by the end of 2021. The six sites identified are:
Hainault station Car Park
Land adjacent to Hainault Station
Wanstead station Car Park
Snaresbrook station Car Park
Newbury Park station Car Park- West
Access road adjacent to the western Newbury Park station Car Park
Please find site plans attached.
Commercial Development
Transport for London 5
th Floor North Wing
55 Broadway London SW1H 0BD
Phone: 020 3054 7536 Email: [email protected]
Date: 30th September 2016
Our Ref: Response to the Redbridge Local Plan 2015-2030 Pre-Submission Draft
Page 2 of 2
Development on these sites could assist the Borough in delivering high quality residential led development in highly sustainable locations. Further, it would contribute to meeting the objectives of the NPPF and complement the evolving context in which it lies. The sites are well connected in transportation terms and located within, or at proximity of the Borough Town Centres. Whilst we appreciate the sites at Newbury Park Station western car park and adjacent access road and the land adjacent to Hainault Station are designated as Sites of Importance for Nature Conservation, they are considered to have the potential to deliver sustainable residential development which will help in meeting the boroughs target of delivering 16,845 homes by 2030. Whilst access would need to be retained via the access road adjacent to the western Newbury Park station Car Park, initial feasibility studies suggest that residential units will still be deliverable on site. Kindly acknowledge receipt of this letter. We would welcome further discussions about the future development of these sites. In the meantime, should you have any queries please do not hesitate to call 020 3054 7536.
Yours sincerely
Rebecca Sladen Consents Advisor, Commercial Development Cc: Patricia Cazes-Potgieter, Planning Development Manager, Commercial Development Richard Carr, Borough Planning
Hotel
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El Sub Sta
30
28 34
83
36
111
107
97 95
85 87 101 99
89
105 109
103
93
91
Regal House 19 to 61
1 to 16
Subw
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20.1m
War Memorial
War Memorial Gardens
115
46
119
117
48
50
NEWBURY PARK
17
24 23 18
114
110 100 11
2
118
846
Boro Const & Ward Bdy EASTERN AVENUE CR
850 856 862 868
864 870
854 860 866 872
El S
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874 876
878
880
882
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114 to 154
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El Sub Sta
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ABBEY ROAD 31
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NETLEY ROAD
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73
86
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55
51
35
Royal
British
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13a
13
19 21
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102
PERKINS ROAD
33
56
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Sub Sta El
129 Syn
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SL
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51 53
41
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66
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9
Ramp
12
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33
34
25
SL
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21.9m
8
18.3m
19
18.3m
1
11 3
1 2
SL
Drai n
LB
FB
(LU) Station
Newbury Park
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Subw
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20.7m
TCB
13 21
18.3m
20
12 22
10
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NEWBURY ROAD
15
23 31
9 1 24
30
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Newbury House
890 to 900
21.0m
1
7 Avenue T
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8
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Drain
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SB
Car Park
17
SL
31
27
41
1
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OW
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14
34
10
6
THE CLOSE
19
24
11
WHITES AVENUE
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26
30
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CROWNFIELD AVENUE 53
52
1
23.2m
11
HERTFORD ROAD
92
Indoor Bowls
Club
Oaks Park High School
65
35
37
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21
28
30
40
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ESS
OA
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LAN
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60
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Sub Sta El
Ilford and D
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El Sub Sta
Whites Farm
25.9m
Playing Field
Christian Centre
25.6m
The W
hitings
70
61 to 1
80
27
25.3m
Terrace
Pavilion
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LANE
OAK
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Date : Sep 2016
N
A3 Portrait
Mayor of London
Transport for LondonAccess Road adjacent to the western
Newbury Park Station Car ParkMON217
© Crown copyright and database rights 2016 Ordnance Survey 100035971
TfL Operational PropertyCommercial Development
Windsor House42-50 Victoria Street
SW1H 0TL Site Boundary
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122
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61
87
134
146
158
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50
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37
HA
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AR
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2
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1
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30
32
26
20 18
42
34
38
15 13
17
27
23
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46 48
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87 89
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54 53
124
35.7m Surgery
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138
8
2
ANDREW CLOSE
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2
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1 16 14
10
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5
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19 17
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131 133
1
35.7m
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Bridgeview Ct
137
30 32 28
22
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LAING CLOSE
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37 35
33
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52 50
51
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Church Baptist
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Hainault
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NK
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GA
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DA
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AY
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174
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56 54
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Hall
El S
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192a
192c
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9
THU
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W G
AR
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TCB
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191 189
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El Sub Sta
File : PAR
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Date : Sep 2016
N
A3 Portrait
Mayor of London
Transport for London
Hainault Station Car ParkDEV009.03
© Crown copyright and database rights 2016 Ordnance Survey 100035971
TfL Operational PropertyCommercial Development
Windsor House42-50 Victoria Street
SW1H 0TL Site Boundary
SL
122
134
50
62a
62
63
61
49
36
HA
ZELB
RO
UC
K G
AR
DE
NS
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26
25
13
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Dra
in
114
124
35.7m
20 18
16
8
10
15 13
17
ANDREW CLOSE
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25
9 7
38 34 36
30 32 28
22 18 20
2
1a 1b
1
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138
Car Park
Cottage
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156a
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6 10
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5 3
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14
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27
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133
137
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4
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Bridgeview Ct Bullen Court 1 to 9
1
LAING CLOSE
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63 61
47 43 45
59
1 5
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Hainault
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9
17
Drain
Track
Allotment Gardens
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22
24
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1 3
44 42
4 2
FB
25 27
DA
VID
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AY
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54
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1 to 8 Lodge
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t Sta
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(LU
)
SL
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Hall
El S
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2
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192a
War
d B
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192c
TCB
36.0m
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11 9
19 17
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24
10
6
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AR
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191 189 193
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File : PAR
Scale : 1/1250 at A3
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Date : Sep 2016
N
A3 Portrait
Mayor of London
Transport for London
Land Adjacent toHainault Station
© Crown copyright and database rights 2016 Ordnance Survey 100035971
TfL Operational PropertyCommercial Development
Windsor House42-50 Victoria Street
SW1H 0TL
822
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Subw
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20.1m
Boro Const & Ward Bdy
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824 826
832
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864 870
850 856 862 868
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El S
ub Sta
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112
Towers
Courtney
EASTERN AVENUE
War Memorial Gardens
War Memorial
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24 23 17
100
110
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106
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108
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94 104
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CR
Shelter
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ESS
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Memorial Heights
25 19 20
26
27 21 22
28
106 to 135
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102
12 11
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Ps 126
13
MONARCH WAY
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10 9
El Sub Sta
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Sta
Sub El
5 1
5
The Parade 1
AV
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UE
K
ING
GE
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GE
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70
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Karen
Ter
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ESS
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97 lO3 95
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81 89 91
Car Park
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to 1
48
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97b
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85c
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BU
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Court
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Canonhall
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85b
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SL
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1 9
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14
2 0
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1 1 3
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19.5m
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2 12
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(LU) Station
FB
Drain
Newbury Park
TCB
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22
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Avenue T
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Avenue T
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SL
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N
A3 Portrait
Mayor of London
Transport for London
Newbury Park Station Car Park - WestDEV182.02
© Crown copyright and database rights 2016 Ordnance Survey 100035971
TfL Operational PropertyCommercial Development
Windsor House42-50 Victoria Street
SW1H 0TL Site Boundary
8
12
14 15
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44
Bou
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Cou
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10 to 18
SELWORTHY CLOSE
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2
ELLESMERE CLOSE
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52
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11
MP 7.25
SB
1 to 9
2
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11
1
56
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Cable Bridge
SL
10
Sub Sta El
Car Park
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59
28.6m
2
HOLLYBUSH CLOSE
60
Dra
in
64
1
9
8
THE RISE
5
2
2a
Lodge
25.1m
Court
Crown
Snaresbrook
1
Kingsley Grange
1 to 6
65
STATION APPROACH
66
LB
D Fn
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4
3
1
The Ridings
Sluice Drain
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72
Court 1 to 6
Woodland
59 61
47 to
57
35 to
45
11 to
21
65
63
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FITZGERALD ROAD 9
2
Tre
nt C
ourt
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32
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15
26.0m
NE
W W
AN
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EA
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Mou
ntie
r C
ourt
HOMESDALE CLOSE
Hom
esda
le
7
Hun
ter C
ourt
5
1 to 12
Holt Little
El Sub Sta
1
Forest View
HIGH STREET
Sna
resb
rook
Sta
tion
(LU
)
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FB
3
FB
The Hollies
23.1m
1 to 35
Shelter
1 to 7
2 1
Kni
ghto
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rrac
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House Gwynne
House Countrywide
House Saxonbury
1
Gw
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Lod
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4
1a
Shelter
22.0m
6
7
Station Parade
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8
12
5
1 to 6
16 to 21
6 6a
6b
6c
1d
6d
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3a
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10a
5
10
SY
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N
A3 Portrait
Mayor of London
Transport for London
Snaresbrook Station Car ParkNEW071.02
© Crown copyright and database rights 2016 Ordnance Survey 100035971
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Windsor House42-50 Victoria Street
SW1H 0TL Site Boundary
7
5
Trees
DRAYCOT RO
AD
Trees
CR
21
George Green
Drain
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E G
RE
EN
CAMBRIDGE PARK Shelter
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Tunnel
Tunnel
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Trees
13
LB
1
Westminster Court
23
1 to 48
5
SHERIDAN MEWS
8 10
15
Shelter
13 to
12a 12
11
TCB 66
74
60
56a
56
50
1 to 4
54a
54
27.0m
58
155 153
151
149 145 147
143a
141
143
Def
George
(PH)
(LU) Wanstead Station
Shelter
157
The
145b
CW
42
40
34 to
38
46
Shelter
32
28.2m
HIG
H S
TRE
ET 127
125
123a
121
123
119d
TCB
119b 119a
119
117c
117a
117b
2
117
119c
Manor House
Manor House
Gardens
1 to 14
CF
Car Park
28.2m
87
9
Clock H
ouse Parade
Cottage
Mall
4
GROVE PARK
Chilterns
Balholm
Lyncroft
35
Lodge
1 to 23
St Mary's
1 3
Hainleigh H
ide
29.2m
Wanstead House
19
10
14
1a
16
El S
ub Sta
2
1
WANSTEAD
32
MAN
SFIELD R
OAD
44
1
2
12
20
11
2
19
4 6
SYDNEY ROAD
13 16
14 16
38
11
26
REDBRIDGE LANE WEST
19
OA
K H
ALL R
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11
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2
24 30
ESS
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54
21
66
31
Und
68
70
69 76
75 82
83
74
81 73 67
80 66
72
79 65
71
78
HARRIER AVENUE
KINGFISHER AVENUE
14 15
CA
MD
EN
RO
AD
5
15
20
6 37 to 42
EASTERN AVENUE
77 84
CR
85
Ward Bdy
92
CF
1 to 64
23.9m
142 to
GARDNER CLOSE
98
99 to 102
LB
103 to 106
CW
107 to 110
25 to
30
31 to
36
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THE AVENUE
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FW CW
FW
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Date : Sep 2016
N
A3 Portrait
Mayor of London
Transport for London
Wanstead Station Car ParkDCP006.01
© Crown copyright and database rights 2016 Ordnance Survey 100035971
TfL Operational PropertyCommercial Development
Windsor House42-50 Victoria Street
SW1H 0TL Site Boundary