LONDON BOROUGH OF ENFIELD

PLANNING COMMITTEE

Date : 26th November 2013

Report of Assistant Director - Planning, Highways & Transportation

Contact Officer: Andy Higham Tel: 020 8379 3848 Sharon Davidson Tel: 020 8379 3841 Mr A. Jarratt Tel: 020 8379 3842

Ward: Chase

Application Number : P13-02583LBE

Category: Dwellings

LOCATION: 119 - 135, LAVENDER HILL, ENFIELD, EN2 0RH PROPOSAL: Erection of a part 2, part 3, part 4-storey block of 12 flats (comprising 7 x 2-bed and 5 x 1-bed) with rear balconies, off street parking and access to Blossom Hill. Applicant Name & Address: Geoff Richards, LBE c/o agent

Agent Name & Address: Simon Owen, HTA Design LLP 106/110, Kentish Town Road London NW1 9PX

RECOMMENDATION: That subject to the completion of a S106 Agreement, the Planning Decisions Manager / Head of Development Management be authorised to GRANT planning permission subject to conditions.

Application No:- P13-02583LBE

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Development Control

Scale - 1:1250Time of plot: 12:49 Date of plot: 08/11/2013

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 150m

© Crown copyright. London Borough of Enfield LA086363,2003

1. 0 Site and Surroundings

1.1 The application site consists of a corner plot at the junction of Lavender Hill

and Blossom Lane. The site was previously occupied by a three storey block of local authority flats. The surrounding area is suburban and residential in character. There are four storey blocks of flats to the east, pairs of semi-detached properties immediately adjoining the site to the west and 2 storey houses with gardens backing on to the site to the north.

2. Proposal 2.1 This application proposes the erection of a part 2, part 3, part 4-storey block of

12 flats (comprising 7 x 2-bed and 5 x 1-bed) with rear balconies, off street parking and access to Blossom Hill. The development would include 6 off street parking spaces (2 disabled) accessed from Blossom Lane. There would be a communal private amenity space to the rear of the blocks.

3. Relevant Planning Decisions 3.1 P12-02144PRI – Demolition of existing building – Details not required

10/1/2013 4. Consultations 4.1 Statutory and non-statutory consultees

Traffic and Transportation 4.1.1 Traffic and Transportation advise :

The application site is situated on the corner of Lavender Hill, a Classified Road and Blossom Lane, an unclassified public highway.

The surrounding area is residential in nature and it has poor public transport accessibility given its PTAL score of 2.

A large part of the site falls within Gordon Hill CPZ and there are waiting restrictions, intermittent yellow lines and double yellow lines in the immediate vicinity of the site.

The site is currently vacant following the demolition of the existing building, which comprised of 9 flats.

There’s a lamp post in the immediate vicinity of the proposed parking area

4.1.2 Having regard to the location of the site, the level of car parking to support the development is considered to be acceptable.

4.1.3 Notwithstanding the above, further details will be required to detail the

relocation of the exiting lamp post in the immediate vicinity of the site and the layout of the vehicle crossover.

4.1.4 The location of the covered cycle storage facility at the rear of the property will

provide ease of access for residents. Moreover the 1:1 ratio of cycle parking spaces for the proposed units is satisfactory.

4.1.5 Two separate refuse storage facilities have been proposed for 2 ground floor flats accessible via Lavender Hill. These are satisfactory.

4.1.6 In summary, no objection is raised subject to conditions and a section 106

agreement to secure a 3-yr Zip car shared membership plus £100 voucher for each household without a designated parking space, A minimum of 1 bay to accommodate a car club service on the site. A total contribution of £600 (£100 x 6 (2-bed) is required towards planned greenway routes in the immediate vicinity of the site. A total contribution of £2000 for the implementation of parking/waiting restrictions on Blossom Lane.

Biodiversity Officer 4.1.7 The Biodiversity Officer confirms that there are no ecological constraints to

development but recommends conditions to protect any nesting birds and secure landscape and biodiversity enhancements.

Tree Officer

4.1.8 The Tree officer advises that there are no significant tree specimens on site

and therefore raises no objection subject to conditions Sustainable Design Officer

4.1.9 Having reviewed the scheme, it can be confirmed that the direction of travel is

consistent with the Core Strategy and emerging DMD, in that the submitted information, including a pre-assessment and Sustainable Design and Construction statement, indicates that the development would achieve a Code Level 4 for each of the units, and in this case a 38% improvement over current BR for CO2 emission rates ,utilising gas as the primary heating fuel and photovoltaics. It is noted that the application was registered on 30th Sept 2012 and therefore the transition to the increase in energy targets scheduled for 2013 have been marginally avoided, albeit where the applicant has clearly understood that they needed to give due regard to ensuring the energy strategy utilises a 40% improvement and has sought to maximise the savings on site. The fabric efficiency of the respective units is also above minimum targets and in the case of the 1b and wheelchair units, the FEES are at an exemplary level. In both of these cases I would raise no objections.

4.1.10 However, it is unclear how a SUDS strategy has informed the design. This can be secured by condition.

4.1.11 Consistent with the DMD the LPA will require a green procurement plan and Site Waste Management Plan , which can be secured by condition.

Environmental Health Officer

4.1.12 The Environmental Health Officer raises no objection subject to conditions to

secure a construction management plan and restrict the hours in which materials can be delivered to the site.

Thames Water

4.1.13 Water Comments - On the basis of information provided, Thames Water would advise that with regard to water infrastructure they would not have any objection to the above planning application (though would request an informative regarding water pressure)

Waste Comments – They advises that there are public sewers crossing or close to the development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer.

Recommended condition - No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground water utility infrastructure. Piling has the potential to impact on local underground water utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the details of the piling method statement.

Environment Agency

4.1.14 The Environment Agency do not object but identify flood risk as the only

constraint at this site but inline with the Flood Risk Standing Advice would not request a formal Flood Risk Assessment at this time.

London Fire and Emergency Planning Unit

4.1.15 The London Fire and Emergency Planning Unit would be satisfied with the

development if it complies with Approved Document B5 Metropolitan Police

4.1.16 The Metropolitan Police raise no objection and advise that the principles of

secure by design have been complied with. 4.2 Public response 4.2.1 Consultation letters were issued to 40 neighbouring properties and a site

notice has been displayed. No responses were received. 5 Relevant Policy 5.1 The National Planning Policy Framework (NPPF) published in March 2012

allowed local planning authorities a 12 month transition period to prepare for the full implementation of the NPPF. Within this 12 month period local planning authorities could give full weight to the saved UDP policies and the Core Strategy, which was adopted prior to the NPPF. The 12 month period has now elapsed and as from 28th March 2013 the Council's saved UDP and

Core Strategy policies will be given due weight in accordance to their degree of consistency with the NPPF.

5.2 The Development Management Document (DMD) policies have been

prepared under the NPPF regime to be NPPF compliant. The Submission version DMD document was approved by Council on 27th March 2013 for submission to the Secretary of State for examination. Examination and subsequent adoption is expected later this year. The DMD provides detailed criteria and standard based policies by which planning applications will be determined.

5.3 The policies listed below are considered to be consistent with the NPPF and

therefore it is considered that due weight should be given to them in assessing the development the subject of this application

5.4 The London Plan

3.1 Ensuring equal life chances for all 3.3 Increasing housing supply 3.4 Optimising housing potential 3.5 Quality and design of housing developments 3.6 Children and young peoples play and informal recreation facilities 3.8 Housing choice 3.9 Mixed and balanced communities 3.11 Affordable housing targets 3.12 Negotiating affordable housing on individual private residential and mixed use schemes 3.13 Affordable housing thresholds 5.1 Climate change mitigation 5.2 Minimising carbon dioxide emissions 5.3 Sustainable design and construction 5.7 Renewable energy 5.9 Overheating and cooling 5.12 Flood risk management 5.13 Sustainable drainage 5.15 Water use and supplies 5.16 Waste self-sufficiency 5.18 Construction, excavation and demolition waste 5.20 Aggregates 6.3 Assessing the effects of development on transport capacity 6.9 Cycling 6.13 Parking 7.1 Building London’s neighourhoods and communities 7.2 An inclusive environment 7.3 Designing out crime 7.4 Local character 7.6 Architecture 7.19 Biodiversity & access to nature 7.20 Geological conservation 7.21 Trees and woodlands

5.5 Core Strategy

CP2: Housing supply and locations for new homes

CP3: Affordable housing CP4: Housing quality CP5: Housing types CP6: Meeting particular housing needs CP20: Sustainable energy use and energy infrastructure CP21: Delivering sustainable water supply, drainage and sewerage Infrastructure CP22: Delivering sustainable waste management CP23: Aggregates CP26: The road network CP30 Maintaining and enhancing the built environment CP36: Biodiversity CP46: Infrastructure contributions

5.6 Unitary Development Plan

(II) GD3 Design and character (II) GD6 Traffic implications (II) GD8 Site access and servicing (II) H8 Privacy and overlooking (II) H9 Amenity space (II) T13 Access onto public highway

5.7 Development Management Document Submission Version

DMD3 Providing a mix of different homes DMD6 Residential character DMD8 General standards for new residential development DMD9 Amenity space DMD10 Distancing DMD37 Achieving high quality and design led development DMD45 Parking standards and layout DMD47 New roads, access and servicing DMD49 Sustainable design and construction statements DMD50 Environmental assessment methods DMD51 Energy efficiency standards DMD55 Use of roof space/vertical surfaces DMD56 Heating and cooling DMD57 Responsible sourcing or materials, waste minimisation and green procurement DMD58 Water efficiency DMD59 Avoiding and reducing flood risk DMD61 Managing surface water

5.8 Other material considerations

National Planning Policy Framework Supplementary Housing Document (Mayor of London) Lifetime Homes Section 106 Supplementary Planning Document

6. Analysis 6.1 Principle of development

6.1.1 The proposal would be compatible with Policy 3.3 of the London Plan and

Core Policies 5 & 6 of the Enfield Plan Core Strategy insofar as it provides an addition to the Borough’s housing stock which actively contributes towards both Borough specific and London-wide strategic housing targets. The site has previously been used for housing and is located within a primarily residential area.

6.1.2 Core Policy 5 of the Enfield Plan Core Strategy seeks to ensure that new

developments offer a range of housing sizes to meet housing needs. In this respect this scheme should be viewed in the context of all of 7 small housing schemes on this agenda.

6.1.3 The table below sets out the proposed mix of housing over the 7 sites and

compares them to the standards of the Core Policy 5.

Market Affordable

Unit Proposed Housing

Mix

Council Policy Mix

(CP5) Unit

Proposed Housing Mix

Council Policy Mix (CP5)

1 & 2 Bed Flats

13 22.8% 11 20%1 bed & 2 bed units

8 21.6% 7.4 20%

2 bed houses

16 28% 9 15%2 bed units

14 37.8% 7.4 20%

3 bed houses

10 17.5% 26 45%3 bed units

11 29.7% 17.1 30%

4+ bed houses

18 31.5% 11 20%4+ bed units

4 10.8% 11.1 30%

Total 57 100%

Total 37 100%

6.1.4 In the context of seeking to deliver viable development and respect the

constraints of each of the sites under consideration, it is considered that the proposed housing mix is broadly compliant with Core Policy 5 of the Enfield Plan Core Strategy and is deemed acceptable.

6.2 Impact on Character of Surrounding Area 6.2.1 The immediate area includes a range of buildings, including 4 storey blocks

and beyond the high rise blocks in Blossom Lane. The scale and bulk of the proposed development is considered to be acceptable in this context. The tallest point of the development sits at the junction of Blossom Lane, producing a focal point for the development. The other elements of the development are subordinate. The section of the development facing Lavender Hill is two storey in height with accommodation in the roof, whilst the ‘tail’ section along Blossom Lane is 3 storey with a hipped roof, relating to

the blocks of flats to the east of the site. Therefore it is considered that the proposed development appropriately relates to its surroundings.

6.2.2 The design and external appearance of the building is compatible with

surrounding developments and achieves an acceptable relationship between the smaller residential dwellings to the west and the blocks of flats to the east, whilst reintroducing a building frontage to the junction and providing a focal point between Lavender Hill and Blossom Lane.

Neighbouring Residential Amenity 6.2.3 Owing of the siting of the site with regard to neighbouring properties, the only

neighbours to which the development may have a direct impact upon is the block of semi-detached dwellings to the west, the terraced dwellings of Gordon Hill to the south and terraced dwellings of Tudor Crescent to the north.

Semi-detached dwellings to west (No’s137 and 139 Lavender Hill) 6.2.4 The proposed development would project beyond the main rear elevation of

the semi-detached dwellings to the west but would be separated by 11 metres from No.137 and, with the exception of a bedroom window at the very rear of the plot, all the flank windows would be either obscure glazed, high level or serving a circulation space. The bedroom window to the rear of the site is considered to be acceptable as it faces the very rear of the semi-detached pair’s gardens and is separated from the boundary by 11 metres. Given this, it is considered that the proposed development would not give rise to overlooking, a loss of privacy or cause undue harm to the residential amenities of the current and future occupants of the semi-detached dwellings to the west.

6.2.5 The block would sit forward of No’s 137 and 139 Lavender Hill. This approach

is considered to be appropriate in urban design terms and given the separation of 8 metres from the front wall of No.137, in conjunction with the two storey nature of this section of the development, it is considered that the proposal would not give rise to an unreasonable loss in levels of light or outlook.

Gordon Hill terraced properties 6.2.5 The front elevation of the proposed building, fronting Lavender Hill, faces the

the rear gardens of dwellings on Gordon Hill. The windows to this elevation will include obscure glazing and privacy screens will be installed on the balconies to minimise any overlooking of these gardens.

Tudor Crescent Properties to the north 6.2.6 The flank wall of the proposed development would be in excess of 20 metres

from the main rear wall of the nearest dwelling in Tudor Crescents. Given this level of separation, it is considered that the proposed development would not cause undue harm to the residential amenities of these neighbouring occupants.

6.2.7 In light of the above it is considered that the proposed development would not

cause undue harm to the residential amenities of neighbouring occupiers or

cause a loss of privacy or overlooking to neighbouring properties in accordance with Policies (II)GD3, and (II)H8 of the Unitary Development Plan, CP30 of the Enfield Plan and 7.1 of the London Plan.

6.3 Quality of accommodation Dwelling and Room Sizes 6.3.1 The Mayor of London Supplementary Housing Guidance sets minimum space

standards for 1 bed 2 person dwellings of 50sqm and for 2 bed 4 person dwellings of 70sqm. All of the proposed units would exceed these standards and all of the internal rooms would be rectangular and are considered to be good useable spaces. Therefore, it is considered that the units and rooms within the proposed development be of an acceptable size and shape.

Amenity Space 6.3.3 Appendix A1.7 of the Unitary Development Plan stipulates that new flats

should have a useable private amenity equal to 75% of the Gross Internal Area (GIA) of that unit. The more recent Policy DMD9 Amenity Space of the Submission Version Development Management relaxes these standards requiring amenity space of 5 and 7 sqm for each 1 and 2 bed flat (respectively). Whilst it is noted that the proposed development does not meet Unitary Development Plan standards for private amenity space, it is does exceed the standards of the Submission version Development Management Document. The proposed development would meet and exceed these standards through provision of private balconies for each unit and communal amenity space.

6.4 Highway Safety 6.4.1 Traffic and Transportation have confirmed that the development is acceptable

in terms of access parking and traffic generation and, subject to conditions and a S106 Agreement, it is considered that the development would not prejudice local highway conditions.

6.5 Affordable housing 6.5.1 This application is one of 7 applications for the provision of new housing

across the borough. The schemes have been developed together to ensure that the maximum amount of affordable housing can be delivered across all the sites, having regard to viability. Overall the schemes will achieve 39.3% affordable housing and this site will individually accommodate 4 affordable units.

6.5.2 The distribution of private and affordable housing across each site is shown

on the table below;

Number of units proposed

Affordable Site

Size (ha) Private Social

Rent Shared

Ownership

Total

Parsonage Lane

0.32 24 2 3 29

Forty Hill 0.23 9 0 0 9

Lavender Hill

0.09 8 0 4 12

St Georges Road

0.10 3 0 0 3

Tudor Crescent

0.20 9 6 0 15

Jasper Close

0.16 0 8 10 18

Holtwhite’s Hill

0.39 4 4 0 8

Private Affordable All

Tenures Total 1.49 ha

57 37 94

6.5.3 Policy requires that for a development in excess of 10 units provision is made

for affordable housing on site. Four of the proposed units would be provided as affordable units and in the context the of the level of affordable housing proposed across all 7 sites, this is considered acceptable and will be secured by a S106 Agreement.

6.6 Sustainable Design and Construction 6.6.1 The submitted Code for Sustainable Homes details indicate that the

development can meet a code level 5. The methodology is considered to be sound and therefore compliant with the Enfield Plan Core Strategy and Submission Version Development Management Document. It is unclear how the Sustainable Urban Drainage System (SUDS) will work, however, this can be secured by condition. A Green Procurement Plan should also be secured by condition.

6.7 Biodiversity 6.7.1 There are no ecological constraints to the proposed development. However,

in line with the recommendations of the Thompson Ecological Report forming part of the application, conditions should be attached to any potential planning permission to ensure that bird nesting boxes are installed and that a landscaping scheme is required to secure other biodiversity enhancements.

6.9 Trees 6.9.1 As per the findings of the Thompson Ecology report, there are no significant

trees on site which are worthy of retention. In line with the recommendations of the report, it is advised that an appropriate landscaping scheme is secured by condition.

6.10 S106 6.10.1 The adopted S106 SPD advises that for a development of the type and scale

proposed, provision should be made for on-site affordable housing, education contributions, transport/sustainable transport measures, measures to tackle climate change and business and employment initiatives.

6.10.2 The level of affordable housing to be provided is set out above, which

includes on site provision as required by policy. 6.10.3 The erection of the 12 units will also require a contribution of £16,011.80

towards education in line with the guidance of the S106 Supplementary Planning Document.

6.10.4 The same document outlines that a contribution towards accessible and

affordable childcare would be payable for this scheme would total £2,325.28. 6.10.5 The S106 agreement will need to secure business and employment initiative

such as local labour in construction, employment skills training, apprenticeships, job brokerage, business support scheme and other requirements to mitigate for the loss of employment such as regeneration projects.

6.10.6 The measures identified by Traffic and Transportation will also need to be

secured, particularly a 3-yr Zip car shared membership plus £100 voucher for each household without a designated parking space, A minimum of 1 bay to accommodate a car club service on the site. A total contribution of £600 (£100 x 6 (2-bed) is required towards planned greenway routes in the immediate vicinity of the site and a contribution of £2000 for the implementation of parking/waiting restrictions on Blossom Lane.

6.10.7 S106 agreements have a monitoring fee of 5% for the total value of financial

contributions and a fixed charge to manage non-monetary obligations of £350 per head of term.

6.11 CIL 6.11.1 As of the April 2010, new legislation in the form of CIL Regulations 2010 (as

amended) came into force which would allow ‘charging authorities’ in England and Wales to apportion a levy on net additional floorspace for certain types of qualifying development to enable the funding of a wide range of infrastructure that is needed as a result of development. Since April 2012 the Mayor of London has been charging CIL in Enfield at the rate of £20 per sum. The Council is progressing its own CIL but this is not expected to be introduced until spring / summer 2014.

6.11.2 The development is CIL Liable. 6.11.3 In this instance the proposed residential development would be subject to a

£20 per square metre levy in accordance with the GLA's CIL Charging Schedule.

6.11.4 On this basis, the calculation and sum arising would be as follows:

(£20/m2) x (933m2) x 224/223 = £18,743.67 6.10.5 Should permission be granted, a separate CIL liability notice would need to

be issued. 7.0 Conclusion 7.1 In light of the above the proposed development is considered acceptable and

approval is recommended. 8.0 Recommendation 8.1 That subject to the completion of a S106 Agreement to secure the matters

outlined above, planning permission be GRANTED subject to the following conditions which are summarised below:

C60 - Approved plans

C25 - No additional fenestration

C08 - Details of materials

C28 - Restriction of permitted development rights

C11 - Details of enclosure

Details of all access points – Prior to the commencement of development, details of all proposed vehicle crossovers, removal of existing lamp posts and access points shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the development does not prejudice the free flow of traffic or pedestrian safety and to ensure a satisfactory appearance.

Maintenance and management of footpath and footway – Prior to the commencement of development, a detailed management plan for the future maintenance of footpaths within the development shall be submitted to an approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the subject site and wider surrounding area.

Electric charging points – Details of 20% of spaces having electric charging points and 20% having passive charging points shall be submitted prior to the commencement of development.

C16 - Private vehicles only

C17 - Details of landscaping

C10 - Details of levels

Restriction on delivery of construction materials to 08:00-18:00 hours Monday to Friday, 09:00 to 13:00 hours on Saturdays and nothing on Sundays or Bank Holidays.

Construction management plan - Prior to the commencement of development, a construction management plan shall be submitted to and approved in writing by the local planning authority.

Sustainable Urban Drainage System - Prior to the commencement of development, details of a Sustainable Urban Drainage System shall be submitted to and approved in writing by the local planning authority.

Nesting Boxes - Prior to the commencement of development, details of bird nesting boxes shall be submitted to and approved in writing by the local planning authority.

Biodiversity enhancements - Prior to the commencement of development, a scheme outlining a series of ecological enhancements shall be submitted to and approved in writing by the local planning authority.

Tree protection plan - Prior to the commencement of development, a scheme outlining how the retained trees shall be protected during construction shall be submitted to and approved in writing by the local planning authority.

Energy performance certificate

Energy efficiency statement

Renewable energy feasibility study

Code for sustainable homes details

Green procurement plan

Considerate contractors

Construction waste management plan

Lifetime homes details.

C51A - Time limit (3 year period to commence development)