Planning Brief London Road – 256-272 (even) 20th January 2011

Contents 1. Introduction …………………………………………………….p1 2. Site context …………………………………………………….p1 3. Key planning issues: parameters and expectations……….p2 4. Design requirements and options……………………………p6 5. Policy detail ……………………………………………………p11 6. Map of the site…………………………………………………p25

1. Introduction

The site of London Road 256-272 (even) suffered greatly as a result of arson attack(s) on the night of 8th August 2011 when eight of the nine buildings that once stood on the site and formed part of an historic terrace were destroyed beyond repair. An application has been received for the demolition of number 268 to be demolished. The rest of the site has already been cleared and levelled and it therefore represents a redevelopment opportunity.

The purpose of this Planning Brief is to outline the Planning Policy context and expectations for the site of London Road 256-272 for the landowners of the site to help them understand the options for its redevelopment. It interprets national, London Plan and local planning policy that is relevant to the future redevelopment of site.

It is important to note that the description of policies in this document is not exhaustive and represents policy at the time of writing. Any planning application for the site must respond to the latest national, London Plan and local planning policies. This also applies to the setting of any planning obligations.

2. Site Context

The site and its surrounding area

Size and Condition The site is 1465m2 in size and comprises of nine separate plots and a complex arrangement of freehold and leaseholds located on London Road – 256-272 (even). When this document uses the term “the site” it is referring to the whole area taken up by the plots.

The buildings that previously stood on the site formed part of an Edwardian terrace occupying the land between Hathaway Road and St James Road. The South Eastern section of the terrace still exists which comprises of four properties. All but one of the buildings that previously existed on the site were structurally damaged beyond repair following the arson attack(s) and the plots that once were occupied by the buildings have since been levelled. Number 268 survives but is currently supported. The future of this building remains unclear and this planning brief has had regard to possible demolition of 268. There are also structural issues at 254 which borders the site and has a damaged party wall. However, this building is considered by the Council’s Building

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Control service to be safe for occupation. Its long term structural stability would be secured by the construction of a building to its north west on plot number 256 as existed prior to the destruction of a building on this site. Numbers 258 and 260 were taller in height than the other buildings that previously existed on the site.

Location and Designations The site is located just outside Croydon Metropolitan Centre in the ward of Broad Green and lies within the Broad Green Local Area of Special Character (LASC) and a primary shopping area for the District Centre of Broad Green. It is located on the London Road (A235), adjacent to its junction with St. James Road/Sumner Road, all three of which form part of the borough’s Strategic Road Network (SRN). A map of the site can be found at the end of this document.

Historic Context The Broad Green LASC which forms part of a concentration of high quality mid-late Victorian and Edwardian buildings in Croydon’s historic town centre and the surrounding area. It was designated in 1996 and is described as follows:

“Numbers 206-272 London Road, also called Royal Mansions, are two and three storey parades of shops. Developed around 1910, they were built in an innovative style with Arts and Crafts inspired details. The elevations are rendered with brick arched details over first floor windows. Gable ends, feature bow and corner windows, metal balconies and leaded light windows with coloured inserts all combine to create an unusual and attractive terrace….. The terrace is an unusually good quality example of elements of the Arts and Craft style introduced into the shopping street.”

The terrace was named in honour of the coronation of Edward VII. Though much altered over time, the buildings have retained much of their original character which is defined by the prolific display of ornate architectural decoration including decorative mouldings, plasterwork and leaded casement windows. Two-thirds of the historic buildings within the LASC survive today.

Relevant Planning history There is no recent relevant planning history for this site.

3. Key planning issues: parameters and expectations

Planning Obligations The Council’s planning obligation policy and approach is set out in Planning Guidance Note 1: planning obligations.

The extraordinary circumstances that led to the demolition of all but one of the properties on this site – London Road 256-272 (even) - form a material consideration when determining what would represent acceptable redevelopment. Furthermore, due to the extraordinary circumstances, 268 may also be required to be demolished due to structural soundness concerns. With regard to redevelopment of the site, depending on the extent to which the original buildings that previously existed on the site are replicated, applicants will be exempted from certain planning obligations.

The greater the level of faithful reproduction of the original buildings that stood on the site prior to their destruction, the more opportunity there will be for potential negotiation on planning

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obligations that would apply to this site under normal redevelopment circumstances. (See the glossary for a definition of a “faithful reproduction”.)

Should the applicant(s) seek to argue that certain planning obligations and affordable housing requirements will undermine the financial viability of development, the Council will operate an ‘open book’ approach in relation to the application of planning obligations and affordable housing requirements.

Preserving and enhancing the special character of the Broad Green LASC Any redevelopment of the site must preserve or enhance the special character of the LASC as outlined in the last description (see above).

The special character of the LASC is formed by the typology of the properties; the original architectural features; proportions and rhythm – particularly articulation of the terrace (vertical emphasis) with horizontal elements that tie the composition together (which are created by the spacing of key components of the facades for example doors, windows and roofing) - ; materials and scale of the surviving buildings within the LASC, as well as those that were previously located on the site prior to their demolition.

The existing buildings located within the LASC form a unified terrace which is divided by streets that join London Road at a perpendicular angle to it. Valued architectural features of the buildings include their prolific display of ornate architectural decoration, mouldings, plasterwork and leaded casement windows. Another key feature of the terrace is the scale of the buildings that occupy the full widths of the plots and are generally 3 storeys tall, with some properties reaching a height of 4 storeys.

Both Number 268 (the only building that survives within the site) and the remainder of the terrace which lies to the South East of the site contribute towards the special character of the LASC and retain many of the valued architectural features.

Land use The site falls within the Primary Shopping Area for the Broad Green Local Centre and therefore retail is an accepted use for the ground floors as it will help deliver a vibrant local centre. However, the frontage of the site is not protected for retail use which means that other uses for the ground floors would be acceptable too. To meet local housing need, residential accommodation on the upper floors of proposed developments is strongly encouraged.

The future of number 268 Given that number 268 makes a positive contribution towards the special character of the LASC, under normal circumstances its demolition would not be permitted. However, given the extraordinary circumstances that led to the demolition of the surrounding properties to it and the structural issues of this property, its demolition would be considered under certain circumstances.

Surrounding highways and footways The redevelopment of this site provides an opportunity to improve the public realm and functionality of the flows of vehicular and pedestrian traffic at the junction between London Road, St James Road and Sumner Road. This junction is currently a significant point of congestion in the network for traffic generally and also the six bus routes (excluding the two night buses) that travel along London Road. There are currently no specific pedestrian facilities at the junction which is an ongoing source of concern.

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Parking The site resides in an area with excellent public transport links. Therefore any proposed development will not be unduly negatively impacted in terms of all transportation options, if parking space is not provided. The Council encourages the use of public transport instead of the car to reduce traffic congestion, pollution and carbon emissions.

Space Standards Under normal circumstances for the redevelopment of this site, if residential accommodation was proposed, then the Mayor of London’s Housing Space Standards would apply. This would not be the case should a faithful reproduction (see glossary) of the previous development be pursued.

Access Under normal circumstances for the redevelopment of this site, level access provision would be required to the frontages of proposed developments and if residential units were proposed for the site they would be required to meet Lifetime Home standards with at least 10% of the proposed dwellings designed to be wheelchair accessible. This would not be the case should a faithful reproduction (see glossary) of the previous development be pursued.

Site surveys Archaeology Any potential archaeological significance must be identified and appropriately assessed.

Land contamination The site may be contaminated beyond acceptable modern-day levels because of a variety of ground polluting industries that were located on the site during the 20th Century which included the production of photographs and motorcycle accessories.

Sustainable Design and Construction Currently if a proposed development for the site is above 1,000 m2 in floorspace and/or 10 residential units, then non-residential properties proposed for the site will be required to meet the BREEAM excellent standard and residential properties will be required to meet Code for Sustainable Homes level 4.

Upon the introduction of the emerging Core Strategy in 2013, and should the following policy approach be found sound, the sustainable design and construction policy described above will apply to all residential proposals and the floorspace threshold for which it applies will be lowered to 500m.

Affordable Housing Affordable housing will be required for developments of 15 units or more in accordance with Unitary Development Plan Policy H13: Affordable Housing.

Should the applicant(s) seek to argue that certain affordable housing requirements and planning obligations will effect the financial viability of development, The Council will operate an ‘open book’ to allow applicant(s) in relation to affordable housing requirements and planning obligations.

Overlooking of neighbouring properties The overlooking of neighbouring properties must not be increased from that which existed in the buildings that previously stood on the site.

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Amenity Space The amenity space must be at least equal to that which was provided as part of the previous buildings that existed on the site.

Height and Depth In relation to increasing the height and depth of the building(s) there are various planning concerns to be considered. Firstly, an increase in the height and/or depth could increase overlooking of the neighbouring properties which would be unacceptable. Secondly, the amount of amenity space supplied is already limited and reducing this by increasing the footprint of the building would have a detrimental impact on the design of the building. Thirdly, altering the footprint of new buildings on the site would change the form of the buildings and the established urban grain of the adjacent Edwardian terrace within the LASC whose character contributes towards its special character (see page 13). The fourth concern is design quality given that the rear of the building(s) will be visible from many of the properties on St James Road and Hathaway Road.

If number 268 is retained then the terrace must not exceed the height of number 268 as this would harm the special character of the LASC.

It is strongly recommended that the properties are no deeper than the existing properties to avoid increasing overlooking and avoid the loss of amenity space.

Under a scenario where number 268 is demolished, the development on plot numbers 268-272 could rise to 5 storeys to create a prominent corner site, subject to very carefully considered design and the fifth storey being set back to prevent an undue impact on the neighbouring properties and amenity. Plot numbers 256-266 must be no taller in height than the buildings that previously existed on the site because this would have a detrimental visual impact on the special character of the LASC and the surviving section of the terrace.

Any design techniques used to prevent overlooking of neighbouring properties over and above the level of overlooking that existed previously resulting from an increase in depth and/or height must also make a positive contribution toward the quality of the design of the building(s) and the coherence of the character of the development(s). The site today

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The site today

The rear of the site

4. Design requirements and options

Design quality will be of paramount importance in the redevelopment of London Road - 256-272 (even). The site is in a prominent location on the junction of three major roads and sits within a Local Area of Special Character. As one of the key sites affected by the events of 8th August 2011 it warrants a design of high quality. The following redevelopment options have been derived from the key planning issues affecting the site described above:

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The retention of number 268 From a local character and heritage perspective the retention of 268 London Road is recommended. However, given the exceptional current circumstances of the site, its demolition would be considered acceptable if it were to secure the delivery of a well designed comprehensive redevelopment of the site.

Building typology To maintain the rhythms and proportions of the surviving section of the terrace and the remaining historic buildings within the Broad Green LASC, a street-facing terrace or block would be appropriate for the site.

It is considered that there are two broad options for redevelopment of a terrace or block on the site, each of which could work with or without the retention of number 268:

1. A terrace or block that replicates the character of the existing buildings that lie within the Broad Green LASC and those that laid within it prior to the arson attacks.

2. A terrace or block that respects the character of the Broad Green (LASC) but does not replicate it. Such a response could include high quality contemporary architecture.

Design Code

It is possible that applications for different plots within the site may come forward at different times and a degree of variation between the design style of different building could contribute towards the richness of the overall visual appearance of the terrace (as occurs for the neighbouring buildings that lie within the LASC.) However, to unify the properties so that the new terrace or block makes a positive contribution towards the special character of the LASC and are of a high design quality, their design must conform to a design code which is defined by the rhythms and proportions of the remaining terrace and the historic plot widths of the original and remaining buildings.

Figures 1 and 2 below set out the design code that proposed redevelopments – especially their elevations - should conform to in terms of their important rhythms and proportions. However, whilst a degree of consistency is required, it should be noted that it is possible to be imaginative in the way those proportions are conformed with. Borneo Sporenburg in Amsterdam, The Netherlands (Figure 3) - is provided as an example of a development that adopted a design code that set strong parameters that were conformed with imaginatively by multiple architects to create a development with rich and characterful variation set within a consistent whole.

On the corner with St James’s Road there is the possibility to vary the design code to define the corner as a prominent landmark.

Height If number 268 is retained then the terrace must not exceed the height of number 268 as this would harm the special character of the LASC.

Under a scenario where number 268 is demolished, the development on plot numbers 268-272 could rise to 5 storeys to create a prominent corner site, subject to very carefully considered design and the fifth storey being set back to prevent an undue impact on the neighbouring properties and amenity. Plot numbers 248-266 must be no taller in height than the buildings that

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previously existed on the site because this would have a detrimental visual impact on the special character of the LASC and the surviving section of the terrace.

Depth It is strongly recommended that the properties are no deeper than the existing properties to avoid increasing overlooking and avoid the loss of amenity space..

Figure 1: Design code

The diagram below illustrates the vertical and horizontal lines that define the important rhythms and proportions that should be conformed with.

Not to scale

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Figure 2: Consistent approach to elevations with a range of development scenarios

This diagram below illustrates that there are a range of possible development scenarios ranging from each existing plot being developed individually, to the site being developed as one large plot, including a range of scenarios in between. However, although the internal plot division of the terrace or block my vary, the elevations of all the building(s) must adhere to the design code set out above to ensure a consistent appearance in the streetscene that relates positively to the wider Local Area of Special Character,

A terrace of nine properties with elevations designed in conformity with the design code

A mixture of small and large plots but with elevations designed in conformity with the design code

A block of flats with but with elevations designed in conformity with the design code

Not to scale

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Figure 3: Borneo Sporenburg in Amsterdam

Parking Car-free development is acceptable.

Site Layout Given the vehicular and pedestrian congestion that currently occurs at the signalled junction between London Road, St James Road and Sumner Road, the Council would encourage the exploration of whether the redevelopment of the plot of 272 London Road could provide some opportunity for reduction in congestion through junction improvement and footway widening. Notwithstanding, the complexity of realising such an improvement is recognised, particularly due to the fact that it may require the loss or reduction of the size of a building on the site of number 272.

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5: Policy Detail

This section provides details of the key national, London Plan and local planning policies that are relevant to this site.

The planning policy context for Croydon for these sites is provided by the adopted Replacement Unitary Development Plan (RUDP), the newly adopted London Plan and the below listed National Planning Policy statements and guidance.

Relevant national planning policy statements & guidance • Draft Planning Policy Statement: Planning for a Natural and Healthy Environment • Planning Policy Statement 1: Delivering Sustainable Development • Planning Policy Statement: Planning and Climate Change - Supplement to Planning Policy

Statement 1 • Planning Policy Statement 3: Housing • Planning Policy Statement 4: Planning for Sustainable Economic Growth • Planning Policy Statement 5: Planning for the Historic Environment • Planning Policy Guidance 13: Transport • Planning Policy Statement 22: Renewable Energy • Planning Policy Statement 23: Planning and Pollution Control • Planning Policy Guidance 24: Planning and Noise

In addition, the emerging Core Strategy for Croydon and the draft National Planning Policy Framework are also capable of being a material consideration for proposed developments for this site (and throughout Croydon). Set to replace the Planning Policy Statements, the draft National Planning Policy Framework, places an especially strong emphasis on both economic growth and house building.

The tables below provide details of the constraints, opportunities and expectations in relation to key policies that are relevant to the London Road site under the themes of building use, design and conservation, site surveys, sustainability and planning obligations.

Land Use

Key Policies* Constraints Opportunities Expectations

National Policy

PPS4

NA Policy EC10.1 of Planning Policy Statement 4 states ‘Local Planning Authorities should adopt a constructive approach towards planning applications for economic development. Planning applications that secure sustainable economic growth should be treated favourably.’

NA

London Plan

Policies 1.1, 2.6, 2.7, 3.5, & 4.8

NA Policy 4.8 of the London Plan recognises the importance of a diverse retail offer and supports convenience retail particularly in District, Neighbourhood and more local centres.

NA Deleted: ¶

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Local Policy The site falls Whilst the site falls within the Primary Rebuilding of within the Broad Shopping Area of the Local Centre it the missing

RUDP Policies Green Local does not form part of a protected parts of this SH1, CS1 and Centre and is frontage. This means that a retail use terrace with a H1 & H2 subject to the would be an obvious and acceptable predominance

following RUDP ground floor use but would not be of retail activity Emerging Core designations; insisted upon. Assuming it is well (from within the Strategy Policy • Local Area designed and of an appropriate scale A1 to A5 Use CS2, CS3, of Special for a Local Centre, there is scope to Classes) on the Table 7.3 and Character) accommodate a wide range of ground floor paras 7.16 to 7.21

• Primary Shopping Area • Fronting

Local Distributor Roads (London Road and St James’s Road)

commercial, community and residential uses.

Para 12.24 of the Replacement UDP (Policy SH3) provides the following guidance ‘It is not necessary to demonstrate the need for retail proposals within the Primary Shopping Area or for other main town centre

with residential uses on the upper floors.

uses located within the town centre, subject to the proposal being of the appropriate scale because these are considered to be the correct location for such uses’.

Policy H1 of the RUDP will not normally permit development that would result in a net loss of dwellings on this site (includes those that currently exist and those that previously existed prior to the fire), except where

a) satisfactory living conditions cannot practicably be achieved;

b) To allow for mixed-use development with environmental and regeneration benefits; or

c) To allow for the provision of community uses sought by other policies in the Plan

Policy H2 states: The Council will permit housing development within the existing built-up area provided this does not conflict with its aim of respecting the character of residential areas and there is no loss of other

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protected uses.

11.28 The net dwelling completions between 1992 and 2001, together with the potential development in the housing pipeline as at 1 January 2002 (a total of 6,805 units) represents 70% of the total requirement (9700) in Strategic Guidance up to 2006. The Council is satisfied that it has the capacity to meet the remaining housing requirement of 4,300 net dwellings in the remaining period of the Guidance to 2006. For the period 2006-2016, the GLA 2000 Housing Capacity Study indicates an average capacity of 850 units / annum, which will form the basis for the levels of provision to be determined as part of the Mayor's London Plan for the period to 2016. 11.29 The Council recognises the need to accommodate change but, at the same time, to protect the amenity and character of residential areas and to prevent the loss of other protected uses. A pleasant living environment contributes to the quality of life for Croydon's residents. Sensitive planning control is necessary to ensure that the cumulative effects of redevelopment do not damage the character and amenity of residential areas.

The emerging Core Strategy carries limited weight presently, but will eventually replace the RUDP strategic policies. Para 7.16 sets out the vision for Broad Green and Selhurst.

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Design & Conservation

Policy Constraints Opportunity Expectations (where relevant)

PPS5 Situation within the To be informed A full assessment of the LASC is (National London Road by the surviving required. This should include a Planning (Broad Green) adjacent description of the significance of the Policy) Policy Local Area of heritage assets heritage assets and the contribution of HE6: Special Character as well as wider their setting to that significance. Given Information (LASC), a non- source material the local importance of the assets, the Requirements designated and expertise to assessment should be sufficiently for heritage asset of inform a detailed in line with the high level of applications local historic and sophisticated local importance of the heritage affecting architectural design concept assets. heritage significance. for a high quality assets. proposed

replacement building / buildings.

Croydon Situation within the To preserve and New development should make a Local Policy London Road enhance the positive contribution to the character UC5: (Broad Green) setting of the and local distinctiveness of the historic Development LASC, an area of LASC and to environment and should not disrupt in LASCs significant make an the scale and rhythm of the area PPS5 (National Planning Policy) Policy HE7: Policy principles relating to all heritage assets and HE8:Non-Designated Heritage Assets. London Plan Policy 7.8 Heritage assets and archaeology

architectural and townscape value.

Under the scenario that number 268 is demolished it could be considered acceptable to increase the height of the buildings on the corner of the site – number 268­272 - to create a prominent corner landmark.

important new contribution to the townscape of the historic area. To incorporate an element of heritage understanding into the development, potentially in the form of a commemorative plaque to inform the memory of the site demolished as a result of the extensive fire.

through insensitive development. The height, scale and mass of the replacement buildings should not exceed what was there previously if number 268 is retained.

If number 268 is demolished the height could rise on the corner of the site at plot numbers 268-272. It would be inappropriate to increase the height of the majority of the terrace above the height that previously existed on the site because this would have a detrimental impact on the LASC and the surviving section of the terrace.

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To re-use salvaged decorative elements of the original buildings (one stone block from one of the entrance arches with ‘Royal Mansions’ with carved into it, and a cartouche from number 272) as a way of commemoration.

London Plan Distinctive To produce a Any proposal must be carefully Policy 7.4: character, form and new designed so as to preserve and Local structure of this development enhance the physical character of the character area of central that is of a high surrounding area.

Croydon. Scale, mass and orientation are defined by the surrounding area.

quality design in keeping with the character, pattern and grain of the surrounding

Any development should reflect the traditional manner of plot division which shows the fine grain pattern of the areas development and conform with the elevational design code.

area by way of height, scale, mass, proportion, materials, details and form.

Policy 7.6: Local context is an To produce a New development should make a Architecture important

consideration. high quality design appropriate to

positive contribution to the wider environment, incorporating the highest quality materials and design

London Plan the context of the area

appropriate to the context of the local distinctiveness and location within a LASC. As stated in policy 7.21 of chapter 8 of the London Plan, ‘new building should ‘reference, but not necessarily replicate, the scale, mass and detail of the predominant built form surrounding them, and by using the highest quality materials.’

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T8 Car Parking Standards in

PTAL Rating 6A – Excellent levels of accessibility to

Expect to see car free development in this location.

new local public Developments transport links

TLRN

Parking Restrictions

London Plan The room sizes High quality Under normal circumstances, all must not be smaller than those of the original buildings that were situated on the site.

level of accommodation for future occupiers

residential units should be designed in accordance with the space standards identified in the Policy. However, given the extraordinary circumstances for this site these will not be imposed if there is not a net increase in

policy 3.5 – If there is a net floorspace. Quality and design of

increase in floorspace policy

housing 3.5 of the London developments Plan will apply that

requires space standards to be applied to new residential accommodation.

UD1 High quality and Sustainable Design

NA NA Active frontages, high quality design and high quality materials.

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UD6 safety Issues of safety Installation of and security and security should

be intrinsic in the new internal and external security

Local policy detailed design of buildings and the spaces around them

The narrow access space to the rear has poor overlooking and therefore would not be considered acceptable as the only access to the site.

shutters in line with planning guidance.

Wall mounted security lighting and bollard lighting to address potential safety and security concerns.

UD7 Inclusive All of the residential Ground floor units should have level Design units should be

designed to access from the street.

Local policy Lifetime Home standards and at least 10% of the proposed dwellings should be designed to be wheelchair accessible.

Historic building patterns and separate ownerships may dictate internal arrangements.

Policy UD8 – Residential New private and There should be no unacceptable protecting properties located communal overlooking, loss of light or residential to the east of the amenity spaces overbearing impact on the adjoining amenity site. The gardens

of properties could be included to the

residential.

Local policy fronting St.James’ Road and Hathaway Road back onto the site.

New residential

rear of the building

Improved levels of light and outlook to the

The building should not be sited closer to the neighbouring properties than those that previously stood.

The amount of amenity space within the development(s) must be at least

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dwellings would occupiers equal to that which existed within the need to be previous developments that stood on adequate in terms of floor areas, layout and orientation

Insulation and glazing to prevent harm from potential

the site.

noise and Noise and disturbance disturbance from London Road and access road to the rear

R012 Local Open land in residential schemes

Local policy

Recreational open space to be provided at a standard of 2.43ha per 1000 people

New private and communal amenity spaces could be included

If the scale or number of units of what is proposed is similar to what previously existed then there would be no requirement for S106 contributions, including open space.

Housing There are no Local planning policy supports making H2 - Supply of protected land uses full use of the existing built-up areas to new housing meet housing needs, in preference to

Any scheme should building in open countryside. Local policy not conflict with the

aims of protecting Residential accommodation on the the character of upper floors is encouraged. residential area and protects the amenity of adjoining residential areas.

H4 Dwelling mix on large sites (1 hectare or more than 30 residential units)

Local policy

Mix of units must reflect the needs for family and non family housing

Potential for a scheme to incorporate a good mix of 1, 2 and 3 bedroom units as well as larger family homes

If the mix of units of what is proposed is similar to what previously existed then there would be no objection.

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Planning Obligations Policy

Key Policies Constraints Opportunities Policy PGN1 Given the extraordinary circumstances .

of this site – with this case planning Delivery of affordable housing London Plan obligations –will only be applicable if a Policy – 8.2 net uplift in floorspace from what

previously existed on the site is proposed. These include affordable housing policies (described in the Design and Conservation table above).

H13 Affordable housing

H13 will apply to any net-uplift in floorspace from what previously existed on the site.

Delivery of affordable housing

Local policy As a general guide Policy H13 requires at least 35% social rented housing and 15% intermediate housing on larger sites of more than 30 units and 25% social rented and 15% intermediate housing on smaller sites (15-29 units).

CS2.3 Emerging Core Strategy

Proposed Core Strategy Policy CS2.3 states: ‘The Council will seek to ensure that a

Local Policy choice of homes is available in the borough that will contribute to addressing the borough’s need for affordable homes. This will be achieved by: a) Setting an overall strategic target of 25% of all new homes in the borough over the plan period to be either affordable rented homes (homes which are up to 80% market rent) or homes for social rent to meet the borough’s need; and

b) Setting an overall strategic target of 10% of all new homes in the borough over the plan period to be intermediate affordable housing for low cost shared home ownership managed by a Registered Social Landlord

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3.13 London Plan

Small developments make an important contribution to housing provision in London and must continue to help meet London’s need for affordable as well as market housing. Affordable housing policy requirements should be applied across all the provision arising from sites which have the capacity to provide 10 or more homes. (However, due to recent London Plan adoption and transitional arrangements being established the CRUDP policy is currently being applied.)

Site Surveys

Key Policies*

Constraints Expectations

London Plan Policy 7.8 Heritage assets and archaeology

Potential archaeological interest at the site.

That any potential archaeological significance is identified and appropriately assessed.

RUDP EP3 Due to previous historical use an intrusive site investigation is required to ensure the safe development of potentially contaminated land.

The site could be contaminated above modern-day acceptable levels because contaminating manufacturing industries were previously located on the site in the 19th, 20th and 21st Centuries.

Formatted Table

Formatted Table

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Sustainability Policy

Key Policies* Constraints Opportunity Expectations (where relevant)

Environmental Site orientation and Opportunities for new Major Protection shape may limit buildings with higher levels developments to (contamination, opportunities for of performance in terms of meet standard SDC pollution and passive design and sustainable design and requirements, i.e. sustainability) saving energy through

building form construction CSH Level 4 for

residential, RUDP: EP16 Opportunities to integrate

renewable energy BREEAM Excellent for non residential,

Core Strategy compliance with Policy CS6.3 Opportunity to showcase

sustainable design at visible sites overlooking gateways for CMC

policy EP 16 for all sites.

The above will change upon adoption of the Core Strategy; CSH Level 4 will be requirement for all housing developments, while the threshold for the BREEAM Excellent requirement will drop to 500 m2 . There will no longer be a separate renewables policy, but on site reductions in CO2 emissions will be achieved through BREEAM and CSH requirements.

Given the extraordinary circumstances of this site – that the buildings that previously stood on the site were destroyed by an arson attack - standard policy would not apply if the buildings that

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previously stood on the site are faithfully reproduced (see glossary definition.)

An historic photograph of the Royal Mansions Numbers 248-254 and number 268 survive

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Section 5: Glossary

Affordable Housing Affordable housing is housing that is provided to meet the housing needs of households whose needs are not met by the private market. It can either be social rented housing, affordable rented housing or intermediate affordable housing.

Social rented housing is rented housing owned and managed by local authorities and registered providers of social housing, for which guideline target rents are determined through the national rent regime, and which is made available to eligible households nominated by the Council.

Affordable rented housing is rented housing provided by registered providers of social housing which is similar to social rented housing except that it is outside the national rent regime, but is subject to other rent controls that require it to be offered to eligible households at a rent of up to 80 per cent of local market rents.

Intermediate affordable housing is housing at prices and rents above those of social rent but below market price or rents, and which meet the needs of eligible households including availability at a cost low enough for them to afford, determined with regard to local incomes and local house prices and include provisions for the home to be retained for future eligible households or for any subsidy to be recycled for alternative affordable housing provision. These can include shared equity and shared ownership homes for sales, and intermediate rent, but does not include affordable rented housing.

Amenity The experience of a place as pleasant or attractive, which contribute to its overall character and to the enjoyment of residents or visitors; or something that contributes to an area’s environmental, social, economic or cultural needs.

Conservation Area Areas designated by the Council under Section 69(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 as being of special architectural or historic interest, the character of which it is desirable to preserve or enhance. Conservation Area Consent is required for the demolition of unlisted buildings in Conservation Areas.

Faithful reproduction of a building A like-for-like replication of the appearance, floorspace and internal layout of a building, but not the original construction standards of it.

Lifetime homes The Lifetime Homes Standards are a series of sixteen standards intended to make homes more easily adaptable for occupiers over the course of their lives.

Local Area of Special Character (LASC) An area which is not a Conservation Area but which has a special local character in terms of its townscape, architectural or landscape character or appearance, which the Council considers should be conserved.

Local List of Buildings Buildings throughout the borough which, although not of sufficient quality to warrant Statutory Listing, in the Council’s opinion significantly contribute to the townscape of an area by their historical or architectural interest.

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London Housing Design Guide The Mayor’s London Housing Design Guide sets a new benchmark for housing in the capital. The guide aims to provide consistency and clarity about what is expected in London from the outset of a development. The standards are anticipated to be taken forward across all tenures

Planning Obligations New development often creates a need for additional infrastructure or improved community services and facilities, without which there could be a detrimental effect on local amenity and the quality of the environment. Planning Obligations are the mechanism used to secure these measures. Planning obligations are intended to make acceptable development which would otherwise be unacceptable in planning terms. Planning Obligations are secured pursuant to Section 106 of the 1990 Town and Country Planning Act (as amended) and the Planning & Compulsory Purchase Act 2004 and are often private agreements negotiated, usually in the context of planning applications, between the Council and persons with an interest in the land (Section 106 Agreement). Planning Obligations can also be given unilaterally to the Council by the persons with an interest in the land (Unilateral Undertaking).Planning obligations secured by way of a Section 106 agreement or Unilateral Undertaking (also called a Unilateral Obligation), are binding on the land and are therefore enforceable against all successors in title.

Primary Shopping Areas Primary shopping areas are the areas of town centres where retail development is concentrated. Generally, these comprise a centre’s primary or main retail frontages and those secondary frontages which are contiguous and closely related to the primary or main retain frontage. (The main retail frontages are those which are likely to include a high proportion of retail uses, while secondary retail frontages provide greater opportunities for a diversity of other uses.) For larger centres, the primary shopping are is normally only part of the whole town centre. There are normally areas where retail development is not concentrated and in these areas other main town centre uses, including leisure and business uses, often predominate. For many smaller centres however, there is often no separate area where other town centre uses predominate, and where retail development is not concentrated. In these cases, the town centre may not extend beyond the primary shopping area; that is the boundary of the primary shopping area and the centre is the same.

Public Transport Accessibility Level (PTAL) A measure of the extent and ease of access by public transport, or the degree of access to the public transport network.

The Site The site comprises of nine separate plots and a complex arrangement of freehold and leaseholds located on London Road – 256-272 (even). When this document uses the term “the site” it is referring to the whole area taken up by the plots.

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Map of the siteLondon Road – 248-272 (even) - and the surrounding area

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