Meeting Details

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Documents

Agenda

Standard Items
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MEMBERSHIP:
Councillors Shital Manro (Chair), Shahbaz Ahmed, Praveen Anand, Jon Ball, Josh Blacker, Tariq Mahmood, David Millican, Aysha Raza, Miriam Rice, Chris Summers, Nigel Sumner, Lauren Wall, Ray Wall
1 Apologies for Absence and Substitutions
To note any apologies for absence and substitutions.
Apologies were received from Councillor Ball and his substitute was Councillor Busuttil.

 

2 Urgent Matters
To consider any urgent matters that the Chair has agreed should be considered at the meeting.
There were none.

 

3 Declarations of Interest
To note any declarations of interest made by members.

Councillor Millican declared a Non-Pecuniary interest in Planning Applications 200020NMA and 195428REM, Remaining Area of Acton Gardens Master Plan, Acton, insofar as he was the Chair of a not for profit Social Enterprise which was based on the estate and that they had carried out some work with Countryside.


Councillor Summers declared a Non-Pecuniary interest in Planning Application 194996FUL, Land at Dabb’s Hill, Northolt, insofar as he had been a Governor of Northolt School until 2012. He also confirmed that he had attended a meeting as a Ward Councillor with Howarth Homes and some Planning Officers in 2015.

 

The Chair, Councillor Manro, declared for information, in regards to Planning Application 195328FUL, The Vale, Acton, that he had run the Shell Station in the area for a number of years until 2015.

4 Matters to be Considered in Private
To determine whether items contain information that is exempt from disclosure by virtue of Part 1 of Schedule 12A of the Local Government Act 1972.
There were none.

 

5 Minutes
To approve as a correct record the minutes of the meeting held on Wednesday 20 May 2020.
The Committee considered the minutes of the meeting held on 20 May 2020.

RESOLVED:

That the minutes of the previous meeting were agreed as a true and accurate record of proceedings.

6 Site Visit Attendance
The Chair agreed that there would be no scheduled site visits for the applications being presented to the June 2020 Planning Committee.
There were none.
Public Items
Application (1) Non-Material Amendment (S96a) in relation to planning permission reference 182579OUT dated 24/12/2018 for ' Hybrid planning application for the continued regeneration of the South Acton Estate encompassing an outline mixed use development comprising; up to 195,396sqm residential floorspace (Class C3) with any associated temporary show homes; up to 2,200sqm non-residential floorspace including 1,200sqm of community space (Class D1) and up to 1,000sqm of flexible commercial space (Class A1, A2, A3, B1, D1, D2); an energy centre up to 750sqm, access, open space and public realm. Detailed permission is sought for access, appearance, landscaping, layout and scale of Phase 9.2 comprising 20,612sqm (of the total 195,396sqm) of residential floorspace (Class C3) [203 dwellings] and 123sqm (of the total 1,000sqm) flexible commercial floorspace (Class A1, A2, A3, B1, D1, D2) with associated refuse/recycling and bicycle storage; plant rooms; car parking; works to the public highway, public realm improvements, following the demolition of Buchan House, Anstey Court, properties on Osborne Road and tree removal. (Amended Documents) | Remaining Area Of Acton Gardens Master Plan (South Acton Estate) Acton W3 8TQ. '. Application seeking to allow design changes.

 

The Chair confirmed that agenda items 7 and 8 would be considered at the same time, due to the fact that they were associated planning applications.

Tiago Jorge, Principal Planning Officer, introduced the report, explaining that there were two parts to the proposal. The first part of the proposal sought approval to allow non-material amendments and the second part of the proposal was a reserved matters application which sought approval for new public realm and new roads together with a housing led development on Plots 8.1 and 8.2 of the South Acton Estate Regeneration Scheme.

It was explained that the comprehensive regeneration of the South Acton Estate was a long-standing objective of the Council and had been embedded in planning policy at both the regional and local levels for over 10 years. The Acton Gardens scheme was one of the most important and significant regeneration opportunities in London. It would deliver strategic objectives and public benefits including a significant amount of new affordable housing, new housing, employment floorspace and jobs, improved bus stops, additional and expanded retail facilities, enhanced parks and open spaces, new community facilities, highway infrastructure improvements, and pedestrian and cycle links.

It was further explained that outline planning consent for the South Acton Gardens development was approved in 2012 and revised in 2018 via a hybrid masterplan application (planning permission ref:182579OUT). In order for the regeneration development of the South Acton Estate to be achieved it needed to be supported by substantial new infrastructure, including new highways and public realm, as well as improvements to existing roads in order to serve the development plots throughout the scheme.

The Committee was informed that the application site was located within the Avenue Park Character Area and sought approval for 336 new residential homes together with new roads that would connect the central and southern areas of the masterplan to Avenue Road and beyond to the northern plots. The proposed new homes were intended to be provided across a constellation of twelve blocks and six individual houses, comprising 1,056 habitable rooms (hr)/ 336 units. A total of 460 habitable rooms (128 units) were proposed to be provided as affordable housing (376 hr as London Affordable Rent and 84 as Shared Ownership). This would equate to a total 43.5% Affordable Housing provision which was split 82% London Affordable Rent and 18% Shared Ownership. The development would be tenure blind with no distinguishable difference between the appearances of the various tenures of accommodation.

The Committee was further informed that the Reserved Matters application had been submitted as part of a constellation of applications which included the Reserved Matters for the residential buildings on Plots 8.1 and 8.2, as well as a Section 96A (‘S96A’) application to make non-material amendments to the 2018 Masterplan Permission parameter plans. The layout and detailed design of the new housing blocks and streets proposed under the application were prepared on the basis of the updated parameter plans. The Non-Material Amendment application sought agreement of non-material amendments to the Land Parcels and Land Uses Parameter Plan (003), the Development Plots Parameter Plan (004), Access and Circulation Parameter Plan (005) and Minimum and Maximum Building Heights Parameter Plan (006), as consented within the 2018 Masterplan Permission. Officers were of the view that those minor amendments were necessary to enable an enhancement to Phases 8.1 and 8.2, which would allow for the optimisation of the urban design and layout of the proposed blocks whilst ensuring that neighbouring residential amenity was afforded adequate protection.

A briefing note in respect of the applications had been produced by Planning Officers and circulated to the Committee and published on the Council’s website prior to the meeting. It had provided details of any amendments to the recommendations, any further written representations received and any notes or additional clarifications as necessary.

In respect of the first part of the proposal Officers recommended that the committee grant consent to the non-material amendments subject to the amendments to the original conditions of consent.

In respect of the second part of the proposal Officers recommended that the committee grant reserved matters consent subject to conditions of consent.

The Committee debated the proposals and in response to questions raised, Officers confirmed:

  • That there was a Legal Agreement which secured the 49% Affordable Housing provision on an overall basis across the various phases of the development.
  • That there was a typo on page 28 of the committee report and further confirmed that with regard to shared ownership units there would be 84 habitable rooms.
  • That a Travel Plan would need to be completed and fully in place prior to occupation of any of the units.
  • That there was an outline Fire Safety Strategy at this stage.

The Committee then proceeded to vote on the Applications.

UNANIMOUSLY RESOLVED:

That for the reasons set out in the committee report, planning permission for the application REF 200020NMA be GRANTED subject to:

  1. Updating the parameter plans cited within the 2018 Masterplan Permission.
  2. Amendments to the original Conditions of Consent of the 2018 Masterplan Permission.
Application (2) Reserved matters application for Phases 8.1 and 8.2 of the Remaining Acton Gardens Masterplan pursuant to conditions 7 (Reserved Matters) and 8 (Reserved Matters Details) of the Hybrid Outline Planning Permission Ref: 182579OUT (dated 24/12/2018) for the continued regeneration of the South Acton Estate. Application seeks approval for Means of Access, Appearance, Landscaping, Layout and Scale in relation to the construction of buildings varying in height from 7.7m AGL - 32m AGL (2-10 storeys) comprising 336 new residential units; with associated private and semi-private amenity space; refuse/recycling and bicycle storage; plant rooms; car parking; tree removal and public realm improvements; and the demolition of Barwick House, Carisbrooke Court, Ludlow Court, maisonettes along Brouncker Road, and the South Acton Working Men's Club. Application is accompanied by an Environmental Statement of Compliance
UNANIMOUSLY RESOLVED:

That for the reasons set out in the committee report, planning permission for the application REF 195428REM be GRANTED subject to:

  1. The Conditions of Consent and Informatives as set out in Annex 1 to the Committee Report.
Demolition of existing buildings and construction of a mixed-use, part single storey, part 6 storey and part 8 storey building providing  flexible floor space (Use Class B1c/B2/B8 ) to ground floor and first floor and comprising  64 residential flats (Use Class C3) on the 2nd - 7th floors, together with associated  parking, cycle parking, landscaping and ancillary works.
Joel Holland, Planning Officer, introduced the report, explaining that the proposal was for the construction of a 6-8 storey, mixed use commercial (Class B1c/B2 and B8) and residential development consisting of 64 units. Three commercial units would exist on the ground floor. The configuration of the proposed residential flats would be 20 x 1 bedroom, 34 x 2 bedroom and 10 x 3 bedroom. Each proposed residential unit would be provided private amenity space either through a balcony or terrace, with communal amenity space and children’s play space also provided. The proposed development would involve the demolition of the existing buildings, which were occupied by Kwik Fit Vehicle Repair/MOT Centre and the ChilliCheeze Studio.

It was explained that the site was located within a Locally Significant Industrial Site (LSIS) and the principle of co-location of uses was supported by Policies E6 and E7 of the Draft London Plan, subject to an Agent of Change assessment where the introduction of more sensitive uses would not harm the continued function and operation of the LSIS, while ensuring that the amenity of future occupants would be protected. The policies also required that development does not result in any loss of commercial space. The proposal would result in a small up-lift in B1c/B2 and B8 space and would provide flexible spaces to accommodate Small to Medium Enterprise (SMEs) and result in increased employment opportunities over and above the existing situation, as demonstrated within the submitted Commercial Strategy.

It was further explained that an Agent of Change report had been submitted, which had outlined the existing constraints surrounding the site in terms of noise, odour, fumes, light, vibration and air quality. The Council’s Environmental Health Team had reviewed the details submitted and whilst some deficiencies were identified in the level of assessment, it was likely that the required internal noise levels could be met and appropriate conditions had been recommended, including a revised strategy to determine seasonality and variability in the external soundscape. The applicant would also be required to provide Post Completion Noise Assessments confirming compliance with British Standard 8233:2014 to ensure that future occupants had a satisfactory level of residential amenity and would not harm existing operations within the LSIS, including the Freshways site, where access for lorries was provided from Eastman Road abutting the application site.

The Committee was informed that the development would increase the amount and availability of affordable housing within the area with affordable housing to be provided at a rate of 39% by unit and 41% by habitable room. The affordable housing tenure would be split between London Affordable Rent (Social Rent) (60% by unit, 66% by HR) and London Living Rent/Shared Ownership (Intermediate) (40% by unit, 34% by HR). Of keynote was the amount of larger family units to be affordable housing with 9 of the 25 affordable flats being 3 bedroom units within the Social Rent tenure.

A briefing note in respect of the application had been produced by Planning Officers and circulated to the Committee and published on the Council’s website prior to the meeting. It had provided details of any amendments to the recommendation, any further written representations received and any notes or additional clarifications as necessary.

Officers recommended that the committee grant consent subject to the satisfactory completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990, successful resolution of Planning Conditions of Consent and a Community Infrastructure Levy payment to the Greater London Authority (GLA).

Alistair Mills of Landmark Chambers, speaking on behalf of the owners and operators of the Freshways site, an objector to the development, made a representation to the Committee which included the following key points:  

  • The Applicant’s noise assessment was completely flawed, despite the fact that the residential uses would be at floors 2-7, the noise assessment had inexplicably been carried out at ground level and done in inappropriate conditions with key guidance ignored.
  • The problem of odour from the emissions from lorries on Eastman Road had not been resolved.
  • Granting permission for the development would not be responsible to the operators of the Freshways site, the people whose jobs depend on Freshways or residents who may in future live in the proposed flats. It was an attempt to cram residential development into an industrial area. Approval would be contrary to the agent of change principle, and contrary to the Development Plan and the proposed conditions could not make this development acceptable. 

Gill Eaton spoke in favour of the application. The representation made the following key points: 

  • With regard to noise, further survey work would be undertaken prior to the commencement of the development and conditions would be imposed to ensure this. Future residents of the scheme could be adequately protected from unacceptable levels of harm by virtue of noise, odour, road vibration, air pollution and other impacts and mitigation could address these concerns and be controlled by conditions.
  • The building itself would be of a high quality design, drawing on art deco influences. It would utilise high quality materials and the homes would be well designed in terms of daylight, sunlight, noise attenuation and energy efficiency. The employment space had the potential to employ more people in the longer term.
  • The scheme would create an appropriate balance of uses, would make more efficient use of the site, providing new homes, including affordable homes and employment floorspace and also providing over £600,000 in contributions. It would create a sustainable form of development which would minimise carbon dioxide emissions, incorporate renewable energy, cycle parking and improve the built environment, biodiversity, landscaping and the overall street scene in accordance with policy.

The Committee debated the proposal and in response to questions raised, Officers confirmed:

  • That with regard to vehicle parking on the eastern boundary, this was a legal matter as it was not a council adopted road.
  • The application site had access rights over the private road and there were no plans for the council to formally adopt the road and any access issues would therefore be for those parties involved to resolve.
  • The site would have the potential to provide up to 27 employment opportunities.
  • A noise assessment had been carried out over a 24 hour period and Condition 8 had required that prior to commencement of the development a revised noise assessment held over a 3 day period should be submitted to the Council for approval.
  • Mechanical Ventilation would be provided throughout the development and windows could also be opened for natural ventilation.
  • In terms of the Council’s Climate Emergency, Mechanical Ventilation had been factored into the Council’s Energy Strategy and solar panels and other measures would be provided to reduce the energy output. The application had been reviewed by the Council’s Energy Consultant who had deemed the scheme acceptable.

Jackie Adams, Head of Legal (Commercial), provided advice with regard to issues raised during the debate.

The Committee then proceeded to vote on the Application.

UNANIMOUSLY RESOLVED:

That for the reasons set out in the committee report, planning permission for the application REF 195328FUL be GRANTED subject to:

  1. Satisfactory completion of a Section 106 Legal Agreement.
  2. Successful resolution of Planning Conditions of Consent and Informatives as set out in the committee report and amended by the briefing note.
  3. A Community Infrastructure Levy payment to the Greater London Authority (GLA).
  4. Prior to the discharge of Condition 8, for additional assurance, Officers were required to report back to the Chair following the outcome of the revised noise assessment which would be carried out over a period totalling 3 days.
Construction of 149 residential units (54 x 1 bed, 79 x 2 bed, 13 x 3 bed and 3 x 4 bed) ranging in height between two and four-storeys, with associated hardstanding, car parking, landscaping and boundary treatment works. 
Alan Corcoran, Planning Officer, introduced the report, explaining that the proposal was for the construction of 149 homes with associated hardstanding, car parking, landscaping and boundary treatment works on a vacant greenfield site at Dabbs Hill, which was owned by Northolt High School.

It was explained that the proposed homes would be 100% affordable housing, consisting of 18 London Affordable Rent dwellings and 131 Shared Ownership dwellings. Northolt High School had been identified in Ealing’s Development (Core) Strategy (2012) as a high priority site in need of redevelopment, with a missed targeted completion date of 2010 to 2015. The school had previously been awarded funding through the ‘Building Schools for the Future’ programme but this was subsequently cancelled, and funding was withdrawn in 2011. Two further bids had been made to the Department for Education for the school to be fully rebuilt under the ‘Priority Schools Building’ programme in 2012 and 2014, but both were unsuccessful due to nationwide oversubscription.

It was further explained that the site was formally the school’s playing field but had been disused for over 15 years. Due to disuse, the site had become overgrown and the unmanaged grassland site had become designated as a Site of Importance for Nature Conservation (SINC) of local importance in 2008. A fire had occurred onsite during July 2019 which had damaged approximately 75% of the grassland. Surviving Biodiversity Action Plan (BAP) species, namely five slow worms, were subsequently translocated onto the adjacent Northolt Park and an ecological search of the site was carried out, including turning over 200mm of topsoil. No other fauna had been discovered. The proposed housing development on the SINC would be contrary to nature conservation policy. Following extensive consultation with the Council’s Landscape Officer and after obtaining independent advice from the London Wildlife Trust, a package of appropriate onsite and offsite biodiversity mitigation measures had been incorporated and secured by condition and legal agreement to ensure a biodiversity net gain.

The Committee was informed that, notwithstanding the loss of the grassland and the impact upon the open space, on balance, the overall benefits of the proposed development were considered to outweigh the harm. Planning benefits would include a substantial capital receipt from the sale of land which was necessary to facilitate the overdue redevelopment of Northolt High School, the delivery of 149 affordable homes, improved pedestrian and cycle permeability and appropriate mitigation measures to ensure a biodiversity net gain. The Financial Viability Assessment had been independently reviewed and the affordable housing offer was considered the maximum in the circumstance of the agreed sale price which maximised funding to facilitate the school’s redevelopment.

A briefing note in respect of the application had been produced by Planning Officers and circulated to the Committee and published on the Council’s website prior to the meeting. It had provided details of any amendments to the recommendation, any further written representations received and any notes or additional clarifications as necessary.

Officers recommended that the committee grant consent subject to the satisfactory completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 and successful resolution of Planning Conditions of Consent.

Councillor Costigan, a local Ward Councillor, spoke in favour of the application. The representation made the following key points: 

  • Some local residents had been concerned about the proposal due to the loss of green space and this was always something that needed to be carefully weighed up. However, other local residents welcomed the development as the field had not been used by the school for around 15 years and had attracted anti-social behaviour including a traveller incursion and a serious fire. 
  • Northolt school had suffered in recent years through lack of investment from the government and was in much need of redevelopment. The proposed scheme represented a way to do that. 
  • Local people were very much in support of the redevelopment of the school so that it could become a great community resource, however, some residents were concerned about traffic and parking.

The Committee debated the proposal and in response to questions raised, Officers confirmed:

  • That due to the design and configuration of the blocks, some of the units would have some obscure glazing panes in order to prevent overlooking.
  • That there had been no concerns raised from the Highways Department in relation to the access roads and that as part of the Section 106 agreement £75.000 would be contributed for traffic calming measures, highways improvements and parking and waiting restriction for surrounding streets.
  • That 13% of the units would be single aspect.

The Committee then proceeded to vote on the Application.

RESOLVED:

That for the reasons set out in the committee report, planning permission for the application REF 194996FUL be GRANTED subject to:

  1. Satisfactory completion of a Section 106 Legal Agreement as set out in the committee report and amended by the briefing note.
  2. Successful resolution of Planning Conditions of Consent and Informatives as set out in the Committee Report and amended by the briefing note.
pdf 04 - Dabbs Hill (993Kb)
11 Date of Next Meeting
The next meeting will be held on Wednesday 15 July 2020.
It was noted that the next meeting would be held on Wednesday 15 July 2020.

The meeting of the Committee concluded at 08:52pm

Declarations of Interests

Member NameItem Ref.DetailsNature of DeclarationAction
Councillor Shital Manro195328FULCouncillor Manro, declared for information, in regards to Planning Application 195328FUL, The Vale, Acton, that he had run the Shell Station in the area for a number of years until 2015. OtherNone.
Councillor David Millican200020NMA and 195428REMCouncillor Millican declared a Non-Pecuniary interest in Planning Applications 200020NMA and 195428REM, Remaining Area of Acton Gardens Master Plan, Acton, insofar as he was the Chair of a not for profit Social Enterprise which was based on the estate and that they had carried out some work with Countryside.Non-PecuniaryNone.
Councillor Chris Summers194996FULCouncillor Summers declared a Non-Pecuniary interest in Planning Application 194996FUL, Land at Dabb’s Hill, Northolt, insofar as he had been a Governor of Northolt School until 2012. He also confirmed that he had attended a meeting as a Ward Councillor with Howarth Homes and some Planning Officers in 2015.Non-PecuniaryNone.

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