Broadfield Estate, Crawley PLANNING STATEMENT

TABLE OF CONTENTS

1.0 Introduction

2.0 Site Location and Characteristics

3.0 Planning History

4.0 Relevant Planning Policies

National Policy Guidance West Sussex Structure Plan 2001- 2016 Crawley Local Plan Supplementary Planning Guidance

5.0 Principal Development Considerations (6.0) Reuse of Amenity Space (7.0) Reuse of Car Parking Areas (8.0) Infill Development

9.0 Site Specific Development Context Site A Site B

Site C Site D Site F

10.0 Conclusion

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List of Tables

Table One : Levels of Occupancy Across the Two Week Period

Table Two : Week One Occupancy Levels

Table Three : Week Two Occupancy Levels

Table Four : Site C: Lambert Close: Existing Parking Patterns

List of Appendices

Appendix One: Car Parking Seat Study

Appendix Two: Tree Survey

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PLANNING STATEMENT BROADFIELD ESTATE, CRAWLEY

1.0 INTRODUCTION

1.1 This Planning Statement is submitted in support of the application proposals for full planning permission for inf ill residential development and provision of replacement play area at Broadfield Estate, Crawley. Four full planning applications are submitted for sites A, B, C and 0 to provide a total of 4x3 bed houses and 4x2 fiats and one application for the provision of a play area for the under six age group on Site F.

1.2 The Estate was developed in the mid 1970's and a number of sites originally designated as play areas and car parks have either been abandoned or are under utilised. The principal objective of the redevelopment proposals is to reuse the vacant and under utilised land more efficiently for the provision of additional housing units and community amenity spaces.

1.3 The application proposals provide significant benefits including:

• Reuse of brown field land • Optimisation of land use • Provision of addition residential development • A mix of housing types • Creating sustainable community provision • Provision of functional replacement play area

1.4 This Statement addresses the issues raised by Crawley Planning Authority with respect to previous planning applications for the redevelopment sites. The Statement outlines the site and surrounding area, a description and justification of the development proposals and the relevant planning policies at various levels which emphasises the appropriateness of the scheme. This statement should be read in conjunction with the submitted application proposals for sites A, B, C, D and F together with the Car Parking Beat Survey for the five proposed residential sites, the Tree Survey specifically related to sites A, B and C and the draft Section 106 Undertaking linking together the proposals for sites A. B and F.

1.5 The design justification for the schemes is described separately in detail within the Design and Access Statement.

2.0 SITE LOCATION AND CHARACTERISTICS

2.1 Broadfield Estate was developed in the mid 70's and is located to the south west of Crawley, bordered by Bewbrush to the north, Southgate to the north east and Tilgate to the east. South of Broadfield Estate is Buchan County Park and part of the High Weald Area of Outstanding Natural Beauty at Pease Pottage.

2.2 The development sites are located within a catchment area defined by Broadfield Drive to the north and east, Coachmans Drive to the south and Fuiham Close to the west. The location is

residential in nature characterised by a mixture of medium density two storey terrace dwellings and fiats incorporating designated car parks and amenity open spaces.

2.3 The five sites identified for redevelopment comprise Sites A and B which are residual parcels of land originally allocated for community play spaces. The use has been abandoned and the sites are vacant. Sites C and D are existing communal carparks which are under utilised with very low occupancy rates. Site F forms part of a larger parcel of existing open space and is proposed as a play area to compensate for the redevelopment of sites A and B.

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3.0 PLANNING HISTORY

CR1200610663/FUL: Site A, Adjacent to 1 Endfield Road, Broadfield, Crawley, Erection of 1 x2 storey 3 bed house

CR12006/0664/FUL: Site B, ADJ 45 Endfield Road, Broadfield, Crawey, Erection of 1 X 2 storey 3 Bedroom house

CR/200610665/FUL: Site D • ADJ 6 Lewisham Close, Broadfield Crawley, Erection of 2 storey block of 4 X 2 \bed flats

CR12006l0666/FUL : Site E, Greenwich Close, Broadfield Crawley, Erection of 2 storey block of 4 X 2 bed flats

CR/200610667/FUL: Site C, Rear of 47-51 Lambert Close, Broadfield Crawley, Erection of semidetached 2 storey x 3 bedroom houses

CR1200610668/OUT: Site F, R/O Lambert Close/L.ewisham Close, Broadfield Crawley, Installation of enclosed Playing Area for under 10's

CR1200610674/OUT: Site G, Lambert Close, Broadfield Crawley: Erection of Single storey Resource Centre

3.1 These planning applications were withdrawn prior to determination by the Client after extensive discussions with Crawley Planning Authority. The current planning applications respond to the issues raised during previous discussions with the Council. The schemes for Site E, erection of 2 storey block of 4x2 bed flats and Site 0, erection of single storey resource centre was withdrawn by the Client.

4.0 RELEVANT PLANNING POLICIES

4.1 Set out below are the principal national, regional and local planning policy guidance and policies in respect of the redevelopment proposals. The key policy considerations that the application proposals have responded to can be summarised as follows:

• Maximising the reuse of previously developed land.

• I-lousing development in suitable locations, which offer a good range of community facilities

• Integration, connectivity and quality design to achieve sustainable development

• The creation of safe and secure environments

4.2 National Policy Guidance

PPS 1: Delivering Sustainable Development PPS 3: Housing PPG 13: Transport PPG 17: Planning for Open Space, Sport and Recreation Better Places to Live: A Companion Guide to PPS3

4.3 Relevant Planning Policy

West Sussex Structure Plan 2001-2016

CH3: Settlement Pattern DEV1: High quality development DEV3: Infrastructure, facilities and services DEV5: Parking Provision

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ERA1: Making the best use of land NE2, NE3, and NE4: Housing provision NEI 1: Community facilities and services (including recreation) LOC1: The priority in West Sussex is to locate new development within towns and

villages particularly through the reuse of previously-developed land

4.4 Crawley Local Plan

Policy GD1: The Normal Requirements for all Development Policy GD2: Development and its Selling Policy GD3: Operational Requirements for a Site Policy GD5: Landscaping and Development Policy 0D7: Development, including extensions to buildings and parking and service

areas Policy 0D8: Safety and Security Policy 0010: The Needs of the People with Disabilities and Mobility Problems Policy 0D13; Specific Sustainability Measures Policy H5: Infilling and Redevelopment H6: Dwelling Mix Policy H20: Private Outdoor Space Policy RL8 Recreation Facilities Serving Neighbourhoods

Policy RL21 Proposals for development involving the whole or partial loss of playing fields and open space, included as part of the N.P.F.A standard, within Crawley Borough. Policy 18: Car Park Design Policy T9: Parking Standards Policy Tb: Proposals for development on an existing car Policy 8N22: Urban Open Space Policy 8N23: Proposals for the change of use and incorporation of public amenity land into private curtilages

4.5 Supplementary Planning Guidance

SPO 3 Standards for New Housing SPG 4 Standards for Private Outdoor Space SPG 6 Trees SPG 9 Access SPG 14 Sustainable Designs SPO 17 Higher Density Housing, Achieving High Quality Design

5.0 PRINCIPAL DEVELOPMENT CONSIDERATIONS

5.1 This section outlines the principal development considerations which are applicable to the redevelopment sites. The reuse of the identified sites for residential use is considered to be the most efficient alternative land use consistent with the policy guidance set out in PPS 1: Delivering Sustainable Development, PPS 3: Housing, PPG 13: Transport, PPG 17: Planning for Open Space, Sport and Recreation and the relevant policies of the West Sussex Structure Plan and the adopted Crawley Local Plan.

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5.2 The development proposals will comprise the following:

Site Site Area Proposal Car Parking Provision (Sqm)

A 659 lx3BedHouse 2

B 392 lx3BedHouse 2

C 493 2x3BedHouse 4

D 961 4x2BedFlat 8

F 165 PlayArea -

5.3 The redevelopment of the abandoned open space provision and under utilised car parks will bring about the following substantial community benefits:

• Increased housing provision • The enhancement of quality spaces, promoting improvements in the amenity and character of

the area; and • Improvements to the layout, giving better defensible space and community safety.

5.4 The principal development considerations which are applicable on a site wide basis are: • the reuse of amenity space • the reuse of under utilised car parking space • lnfill residential • Provision of alternative amenity space.

6.0 Reuse of Amenity Space

6.1 Sites A and B have been identified for redevelopment into residential use because the residual land areas originally allocated for amenity play areas are now abandoned and vacant. The principal reason for the cessation of the use was the isolated locations that did not provide sufficient passive and active surveillance and as a consequence gave rise to concerns over safety. The Client has acknowledged a potential shortage of amenity play space within the location and proposes to remedy this through the provision of an alternative more centrally located play area on Site F. The proposal is consistent with the criteria for Play Area Design set out by Secure by Design. Paragraph 2.11 of this

'ill document states that:

'It is vital that open space Is positively designed, I.e. that function, location, layout and detailed design are all carefuiiy thought through with due regard for the social and environmental context. To simply accept leftover undevelopable parts of a site as public open space is an Invitation to future crime and disorder problems and would result in better use of the facility by the catachment area populatIon!

6.2 The principal of the development proposal is consistent with the guidance set out in PPG 17

Planning for Open Space, Sport and Recreation which states,

'....development may provide the opportunity to exchange the use of one site for another to substitute for any loss of open space, or sports or recreational facility. The new land and facility should be at least as accessible to current and potential new users, and at least equivalent in terms of size, usefulness, attractiveness and quality. Wherever possible, the aim should be to achieve qualitative Improvements to open spaces, sports anti recreational facilities. Local authorities should use planning obligations or conditions to secure the

'Secured by Design Principles : 2004 versi on 1

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exchange land1 ensure any necessaty works are undertaken and that the new facilities are capable of being maintained adequately through management and maintenance agreements'.

t3 This guidance is supported by Policy RL2 of the adopted Crawley Local Plan which would support development of recreation facilities if an alternative provision can be made in a more appropriate location that would result in better use of the facilities for recreation, leisure and community purposes.

6.4 The principal of providing alternative play areas is consistent with Policy RL21 which would support proposals for development involving the whole or partial loss of playing fields and open space if it can be demonstrated that:

• the facility is demonstrated to be surplus to requirements; or

• shared use of the facility with other recreation or community activities is not possible; or

• adequate replacement or alternative playing field provision, accessible by a variety of means of transport, can be made elsewhere within the neighbourhood;

• the land is in private ownership and private use and the proposed development will allow for public access to and public use of any area to be retained for recreational use'

6.5 Consistent with the principles and objectives of national policy guidance and local policies Site F

is proposed as an alternative play area to replace the abandoned and vacant play areas at Sites A and B. The advantage of Site F compared to Sites A and B is that it is centrally located within the immediate catchment area, and satisfies the standards and guidance of the Six Acre Standards for Play Areas and the Secured by Design Principles.

6.6 It is intended that the provision and maintenance of the replacement play area on Site F will be formalised within a Section 106 Agreement.

7.0 Reuse of Car Parking Areas

Two car parking sites C and 0 are proposed for redevelopment to residential use. Empirical data have identified these as being consistently under utilised and therefore represent an inefficient use of land. London and Quadrant Housing Trust commissioned a Car Parking Beat Survey by Capita Symonds to establish the existing levels occupancy of car parking spaces within the catchment area and the impact of increased residential provision on levels of car parking provision2.

7.1 The car parking survey established that the proposals would not negatively impact on the existing levels of on site parking. The redevelopment proposal is consentient with the principal objectives of PPG 13 Transport and Policy Ti 0 : which would support development on existing car parks if provision is made for parking required by the new development.

7.2 The car parking beat survey was originally undertaken in 2005 and reviewed in October 2007. The review established that the 2005 survey data is still valid to provide an evidence base justification for the proposals. The car park beat survey was taken across the estate over two weeks, hourly beats were undertaken at 5.00 am and midday weekdays and one hour beat at mid day on the weekend. The results of the parking beat survey shows that throughout the estate there are 247 available spaces. Table One shows that at 5.00 am the recorded level of occupancy is 60 percent which results in 99 spare car parking spaces within the estate. On Sunday at midday the maximum occupancy is 44 percent which results in 138 spare car parking spaces.

2 Broadfield Estate, Crawley :Car Parking Beat Study Capita Symonds, October 2007

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Table One: Levels of Occupancy across the Estate for the Two-Week Period

Car parking beat surveys

Date Day Time Available No of Spaces Cars

Parked

Spare Capacity

Level of Occupancy

WEEK I

5 July Tuesday 05:00 247 141 106 57% 12:00 247 89 158 36%

7July Thursday 05:00 247 128 119 52% 12:00 247 74 173 30%

9 July Saturday 12:00 247 99 148 40% lOJuly Sunday 12:00 247 109 138 44%

WEEK 2

12 July Tuesday 05:00 247 146 101 59% 12:00 247 83 164 33%

14 July Thursday 05:00 247 148 99 60% 12:00 247 87 160 35%

l6JuIy Saturday 12:00 247 102 145 41% 17 July Sunday 12:00 247 102 145 41%

7.3Tables 2.0 and 3.0 show the maximum occupancy levels and provide details of the levels of occupancy on each road. The data reveals that the maximum occupancy levels over the two week period is Greenwich Close 45 percent, Lewisham Close 51 percent, Lambert Close 76 percent, Southwark Close 65 percent and Enfield Road 67 percent.

Table 2: Week One: Occupancy Levels

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'I

WEEK 1 Max Occupancy

Level on Week day

Max Occupancy Level on Weekend day

Road Names

Total Number Of Spaces

Number of spaces occupied Tues 5

July Thurs 7

July Sat 9

July Sun 10 July

0500 1200 0500 1200 1200 1200 Greenwich 64

Close

29 16 27 14 17 20 45% 31%

Lewisham Close

37 19 14 13 9 13 16 51% 43%

Lambeth

Close

72 46 26 41 23 35 34 64% 49%

Southwark 17

Close

10 7 9 5 7 9 59°!. 53%

Enfield

Road 57 37 26 38 23 27 30 67% 53%

Totals 247 141 89 128 74 99 109

Table 3: Week Two: Occupancy Levels

average weekday occupancy level on higher occupancy level at 5.Oam than at midday. At the weekends the

occupancy levels varied between 46 percent and 51 percent.

7.5 A site specific analysis of the parking beat survey which is provided at Section 9: Site Specific Development Context further reveals that the residential development proposed for each of the application sites would not result in the provision of additional car parking spaces or impact negatively on the existing provision and distribution.

8.0 Infill Development

8.1 The development proposals comprise infill development the principal of which is consistent with the guidance set out in PPS3: Housing, which promotes the provision of a flexible, responsive supply of land managed in a way that makes efficient and the effective use of land, including re-use of previously-developed land where appropriate which is well integrated with, and complements, the neighbouring buildings and the local area more generally in terms of scale, density, layout and access. ' 8.2 The development proposals are further underpinned by policies of the Crawley Local Plan. Policy H5 supports the principal of infill residential within built up areas if there are no adverse impacts on the character, appearance and amenity of the surrounding area and the development is integrated into the neighbourhood structure. Policy H6 provides further support for the dwelling types and sizes which are compatible with the characteristics of the site and surrounding area.

8.3 The policy recognises that infilling and redevelopment schemes make an important contribution particularly for local needs. Policy H2 includes an allowance for the development of small unidentified sites, the majority of which will constitute infifi and redevelopment within the built-up area. Proposals which are permitted must ensure that the amenity and environment of the surrounding area are not adversely affected. Careful attention must be paid to design, density, layout, car parking and access to avoid such problems as overlooking and noise.

8.4 As discussed in further detail in Section 9.0: Site Specific Development Context the proposals are consistent with the following principles.

• No loss of amenity street frontage

• An acceptable area of private rear garden

• Integration with neighbouring dwellings

WEEK 2 Max Occupancy Level on Week day

Max Occupancy Level on Weekend day

Road Names

Total Number Of spaces

Number of spaces occupfed Tues 12 July

Thurs 14 July

Sat 16 July

Sun 17 July

0500 1200 0500 1200 1200 1200 Greenwich 64 Close

28 15 29 12 17 19 44% 30%

Lewisham Close

37 19 17 17 14 18 13 51% 49%

Lambeth Close

72 51 26 55 32 38 38 76% 53%

Southwark Close

17 11 3 11 3 8 8 65% 47%

Enfield Road

57 37 22 36 26 21 24 65% 42%

Totals 247 146 86 151

7.4 The data reveals an and 60 percent with a

90 108 103

the roads varies between 57 percent

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9.0 SITE SPECIFIC DEVELOPMENT CONTEXT

Site A

9.1 This site is located to the rear of gardens of the dwellings on Southwark Close (east), Kenilworth Close (west) and Sandringham Road and Enfield Road (south). A hedge and mature oak tree is located on the western boundary that separates the area from the rear gardens of dwellings fronting Kenilworth Close. Access/egress is obtained via Sandringham Road and Enfield Road on which there are currently three existing designated car parking spaces. The site is residual and designated as a play area, however the use has been abandoned and the land is currently vacant. The play area failed to function effectively as amenity open space principally because of its location to the rear of the dwellings that does not benefit from either passive or active surveillance or security and was consequentially considered unsafe.

9.2 The site comprising 659 m2 is proposed for 1x3 bedroom two storey detached dwelling with two allocated parking spaces and the sub division of the remaining land area to the rear into extensions to gardens of the existing dwellings. The proposed residential development is considered to be the most appropriate land use that can be functionally integrated within the location and accords with the principles of sustainable development as set out in PPS1: Delivering Sustainable Development, and the guidance set out in PPS 3 Housing, PPG 17: Planning for Open Space, Sport and Recreation and Policies H2 and H5.

9.3 The principal development considerations with respect to this site are:

• residential amenity • Car parking • Retention of the tree and boundary hedge.

9.4 Site A: Location & Site Plan illustrates the siting of the dwelling on the plot of land together with parking provision for two cars and access/egress toand from the road. The dwelling is situated within the front curtilage of the parcel of site so that there is no loss of amenity street frontage and provision is made for an acceptable area of private rear garden and integration with neighbouring dwellings. The remaining larger parcel of land to the rear will be sub divided and incorporated into the existing rear gardens of the adjoining dwellings.

9.5 The western boundary mature hedge and oak tree is retained. The Client commissioned a tree survey to evaluate the impact of development in proximity to the tree. The findings and recommendations are submitted as Appendix One of this document3.

9.6 Currently there are three designated car parking spaces within the front curtilage of the site. The development proposal allocates two off street car parking spaces in conformity with Policies TB, Car Park Design and T9, Car Parking Standards. The beat survey undertaken by Capita Symonds revealed that within the immediate vicinity of the site there is an existing provision of 8 designated parking bays of which a maximum of 3 bays were occupied at any one time throughout the survey period. As a consequence the removal of the three car parking bays will not negatively impact on the existing parking allocation as there is sufficient existing parking spaces to accommodate future demand.

9.7 The proposed redevelopment of the vacant parcel will provide the opportunity to exchange the use of one site for another and to substitute for any loss of open space and is consistent with the principles of PPSI and PPS3. The provision of the alternative play area at Site F will result in a qualitative improvement in amenity space within the catchment area and is consistent with the objectives of PPG17 in supporting urban renaissance, promotion of social inclusion and community cohesion and sustainable development

Arboricultural Report for: Site A Broadfield Estate, Crawley Sussex ACS Consulting (London) Tree Management Consultants Prepared by: Hal Appleyard Dip. Arb. (RFS)., F.Arbor.A.MICFor Date: 31st October 2007

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Site B

9.8 The premise for redeveloping this site is identical to the reasons set out in justification for Site A. Site B comprising 392m2 is proposed for 1x3 bedrooms detached two storey dwelling with two allocated parking spaces. The site is located along the north-western boundary of Broadfield Close adjacent to properties rear of Enfield Road. Similar to Site A, site B is a residual parcel of land designated as a play area. The use has been abandoned for similar reasons to that of Site A and the site is currentiy vacant.

9.9 Site B: Location & Site Plan illustrates the siting of the dwelling on the plot of land together with the provision of two designated off site car parking spaces. The building has been sited on the parcel to reduce both overlooking and loss of amenity to existing dwellings that takes access from the footpath off Greenwich Close and the adjoining dwelling with footpath access off Enfield Road. The proposed dwelling will be accessible via an existing footpath from Enfield Road. The hedge along the north western boundary will be retained to provide screening from the highway. The Client commissioned a tree survey to evaluate the impact of development in proximity to the tree. The findings and recommendations are submitted as Appendix One of this document4.

9.10 There are no parking issues associated with the redevelopment of the site into residential use. The parking beat survey data reveals that there will be no loss of parking or alterations in the existing parking patterns as two new designated bays will be provided to serve the proposed dwelling.

9.11 To compensate for the loss of the open space play provision at this site and site A, replacement open space play provision is proposed at Site F and is consistent with the benefits stated in

Paragraph 9.7

Site C

9.12 This site comprises 493m2 and is proposed for redevelopment Into 2x3 bedroom semi detached units with 4 dedicated car parking spaces and provision of an additional 3 spaces. The site is located to the rear of properties at the southern eastern end of Lambert Close and to the rear of dwellings fronting Buchans Lawn. The impact of the proposed redevelopment on the tree together with guidance on free protection is contained in the accompanying tree report5. On the western boundary is a mature hedge and tree which is to be retained. The car parking beat survey reveals that the car park accommodates 21 parking spaces. The data from the parking beat study is illustrated in Table Four: Site C: Lambert Close: Existing Parking Patterns

4Arboricultural Report for: Site 'B' Broadfield Estate, Crawley Sussex ACS Consulting (London) Tree Management Consultants Prepared by: Hal Appleyard Dip. Arb. (RFS)., F.Arbor.A.MICF0r Date: 31st October 2007

5Arboricultural Report for : Site 'C' Broadfield Estate, Crawley Sussex ACS Consulting (London) Tree Management Consultants Prepared by: Hal Appleyard Dip. Arb. (RFS)., F.Arbor.A.MICF0r Date: 31st October 2007

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Table Four: Site C: Lambert Close: Existing Parking Patterns

Date Day Time Available Spaces

Spaces Occupied

Spare Capacity

Level ol Occupancy

5 July Tuesday 05:00 21 7 14 33% 12:00 21 2 19 10%

7 July Thursday 05:00 21 6* 15 29% 12:00 21 4* 17 19%

9 July Saturday 12:00 21 * 13 38% lOJuly Sunday 12:00 21 7* 14 33% 12 July Tuesday 05:00 21 9* 12 43%

12:00 21 3* 18 14% 14 July Thursday 05:00 21 14* 7 67%

12:00 21 6+ 15 29% l6July Saturday 12:00 21 11* 10 52% l7JuIy Sunday 12:00 21 11* 10 52% * Denotes a lorry occupying 2 bays at these times. + Denotes a caravan occupying 2 spaces at this time.

9.13 The data reveals that throughout the survey period the car park was greatly under occupied. The overall average vehicle occupancy was 35 percent with an average of 7 of the 21 available bays occupied at any one time. The survey findings revealed that there is sufficient existing parking available within the immediate neighborhood of the site hence the low occupancy rate at site C.

9.14 The proposed redevelopment will retain 6 of the existing 21 parking bays of which 4 bays will be dedicated to new dwellings as well as the provision of 2 additional bays. This will result in an overall reduction from 21 to 13 parking bays. Based on the survey data illustrated at Table Four the new provision represents a more than adequate number of spaces that would not negatively impact on the existing parking patterns.

Site D

9.15 The premise for the proposed redevelopment of this site is identical to the justification put forward for Site C. The site comprising 961 m2 is an existing car park containing 13 bays enclosed by the rear gardens of dwellings on Enfield Road (east). A substantial grass verge forms part of the car park and extends to a hedgerow on the southern boundary with Coachmans Drive. The grass verge functions as a buffer between the car park and the highway and does not fall within the PPG 17 definition of open space. The grassed area because of its location within a car park is not utilised for either passive or active play space provision. The area will be incorporated within the proposed redevelopment and a section will comprise the private amenity open space of the proposed dwellings.

9.16 The hedgerow is to be retained within the redevelopment proposals as it forms a natural barrier and screen from the highway.

9.17 Similar to Site C the car park is largely under utilised. The site is proposed for redevelopment to comprise 4 x2 bed dwellings with 8 dedicated parking spaces. The car parking beat survey revealed that there are 19 available spaces within the car park and 18 on street spaces. Throughout the survey period less than fifty percent of the spaces within the car park were occupied. Similarly, the number of occupied on street parking spaces was approximately fifty percent. As a consequence there are approximately 24 available spaces which are consistently unoccupied. The data shows that the redevelopment of the car park for residential use will still leave a surplus of available spaces

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Site F

9.18 This site comprising 165 m2 Is the proposed replacement community play area for the redundant facilities at Sites A and B. The site is located within the existing open space of a block of flats encircled by Enfield Road, Lambert Close and Lewisham Close. The proposed play area is located in a central location within 5 minutes average walking distance of the majority of the catchment area population within which the redevelopment proposals are located.

9.19 The site is accessible via a network of existing public walkways from Enfield Road Lanibert Close and Lewisham Close and cannot be accessed by vehicles. As a consequence there Is no traffic or parking issues associated with the allocation of the location as a play area.

9.20 The play area is located within an area of natural surveillance and complies with the functional standards of The National Playing Fields Association (NPFA), the Six Acre Standards for Play Areas and Secured by Design Principles.

9.21 The benefits that will accrue from the provision of the proposed play area are

• Functional community play amenity provision

• Designed and laid out for easy maintenance.

• Incorporate existing public footpaths or rights of way

• Is positioned beside a pedestrian pathway on a well used route

• Within five minutes walking distance of the majority of the catchment area population

• Occupies a reasonably flat well drained site with grass or a hard surface.

• Safety and natural surveillance

9.22 In parallel with these applications London and Quadrant Housing Trust will be submitting a draft Section 106 Agreement for the provision and maintenance of the play area.

9.23 The implementation of the play space scheme in this location will result in a qualitative and quantative improvement in the provision of a community play space within the catchment area of the proposed development sites. The provision of a well designed centrally located sustainable play area is consistent with the principles of PPG 17 which promotes social inclusion and community cohesion by well planned and good quality sports and recreational facilities that will play a major role in ', improving peoples sense of well being in the place they live and as a focal point for communities, bringing together members of the community and providing opportunities for social interaction.

10.0 Summary and Conclusions

10.1 The application proposals for the redevelopment of the four sites into residential use and the provision of replacement community amenity play space is consistent with national, strategic and local planning policy and statements, particularly relating to the use of brownfieid urban land, creation of residential dwellings and provision of functional, safe and active community open space provision. Sustainability is a key objective of the redevelopment proposals which when delivered will result in the more efficient use of land and the provision of centrally located, safe and functional community open space.

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