• No results found

LONDON BOROUGH OF WALTHAM FOREST

N/A
N/A
Protected

Academic year: 2021

Share "LONDON BOROUGH OF WALTHAM FOREST"

Copied!
29
0
0

Loading.... (view fulltext now)

Full text

(1)

LONDON BOROUGH OF WALTHAM FOREST

Committee / Date: Planning / 12th

November 2013 Application Ref: 2013/1251

Applicant: Bellway Homes

Location: 590 - 604 High Road Leyton, Leyton E10 6RL and 1 Hainault Road, Leytonstone E11 1ED

Proposed Development: Demolition of existing B1 building and redevelopment of up to four storeys to provide 50 residential units together with associated landscaping, car parking and refuse.

Wards Affected: Grove Green

Appendices: None

1 RECOMMENDATION

1.1 That the Planning Committee GRANT planning permission subject to conditions and completion of a s106 Agreement with the Heads of Terms listed at Section 12 of this report and subject to no additional objections received by 18th

November 2013 [expiration of the consultation period] that raises issues not already covered in this report.

1.2 It is recommended that authority is given to the Head of Development Management and Building Control in consultation with the Council’s Legal Services for the negotiation, completion and sealing of the s106 Agreement on the terms outlined under the Recommendation at Section 12 subject only to minor amendments to the terms of the s106 Agreement.

2 REASONS REFERRED TO COMMITTEE 2.1 The Council is involved in a financial liability.

3 DETAILS OF PROPOSAL AND SURROUNDINGS

3.1 The application site of 0.27 ha comprises two plots of land situated at the southernmost point of the wider ‘Hainault Triangle’ site and forms multiple addresses.

3.2 No. 604 High Road Leyton is occupied by a two-storey vacant office building previously used by the Council’s Social Services section. No. 590-594 High Road Leyton and 1 Hainault Road comprise the corner part of the application site, which is cleared and also currently vacant. 3.3 The sites have come forward for residential development as part of the

(2)

north-east, Hainault Road to the east and High Road Leyton to the west.

3.4 The site adjoins Nos. 606-638 High Road [Site B]. On 24th

September 2013, Members of the Planning Committee resolved to grant conditional planning permission subject to the completion of a legal agreement for 42 residential units [Ref: 2013/0692] on this site, as part of two sites with a combined total of 62 residential units.

3.5 At its north-eastern boundary, the application site adjoins a single-storey warehouse building situated on Hainault Road.

3.6 The site is located within a predominantly residential area characterised by two- and three-storey terraced properties with small-scale local shops and businesses at ground floor level.

3.7 Community uses are also present along Hainault Road, including a Sunday School, a Church and Youth Centre.

3.8 The Proposal

3.9 The proposal is to provide 50 residential units in a building between three and four storeys in height. The proposal has been the subject of pre-application discussions with the Council and have evolved in response to feedback and comments provided.

3.10 The proposal would provide flats comprising 8no. x one-bed, 37no. x two-bed and 5no. x three-bed units.

3.11 Supporting Documents

• Design and Access Statement by Stephen Davy Peter Smith Architects [August 2013];

• Planning Statement by Savills [August 2013]; • Transport Statement by Mayer Brown [July 2013];

• Energy Statement by Richard Hodkinson Consultancy [31st July 2013];

• Sustainability Statement by Richard Hodkinson Consultancy [31st July 2013];

• Daylight / Sunlight Report by Savills [2nd

August 2013]; • Noise Assessment by Mayer Brown [July 2013];

• Air Quality Assessment by Mayer Brown [July 2013];

• Arboricultural Implications Report by Simon Jones Associates [July 2013];

• Site Waste Management Plan by Bellway Homes [6th August 2013];

• Consultation Statement by HardHat [2nd

August 2013]; and • Archaeological Desk Based Assessment by CgMs Consulting

(3)

4 RELEVANT SITE HISTORY

4.1 590-594 High Road and 1 Hainault Road

4.2 Ref: 2011/0870. Erection of a 3 - 5 storey building with 286sqm B1 office use on the ground floor, and 23 residential units comprising 1 x 3 bed house, 3 x 4 bed houses and 19 flats (9 x 1 bed and 10 x 2 bed) with 3 disabled car parking spaces. Refused 17th August 2012. Appeal

Dismissed 12th April 2013. The Planning Inspectorate identified the

following issues:

• The character and appearance of the area;

• The living conditions of occupiers of present and proposed dwellings; and

• Local traffic and parking conditions. 5 PUBLIC CONSULTATIONS

5.1 Neighbour notification was carried out with 81 letters sent to addresses in Hainault Road, High Road Leyton and Crawley Road.

5.2 The proposals were further publicised with the posting of a site notice on 27th

August 2013 and 16th

October 2013 and advertised in the Waltham Forest News on 2nd September 2013 and 28th October 2013.

5.3 Prior to the submission of this planning application, the applicant entered into pre-application discussions with Waltham Forest and engaged with the local community on its proposals. This took the form of an information leaflet that was produced and sent to 243 local homes and businesses on 31st

July 2013 and also for the attention of the Ward Members for Grove Green; the ward which the application site falls within.

5.4 This application has been re-consulted following an update to the site address, which did not include 604 High Road Leyton in the initial round of consultation. As a consequence, the consultation period expires on 18th November 2013.

6 DEVELOPMENT PLAN

6.1 Waltham Forest Local Plan Core Strategy [2012]

6.2 The Waltham Forest Local Plan Core Strategy [2012] was adopted on 1st

March 2012. The Core Strategy contains 16 policies designed to deliver the Council’s vision for the physical, economic, environmental and social development of the Borough. These policies will be used to direct and manage development and regeneration activity up to 2026. 6.3 The policies considered relevant to this application are as follows:

• CS1: Location and Management Growth • CS2: Improving Housing Quality and Choice

(4)

• CS4: Climate Change

• CS6: Promoting Sustainable Waste Management and Recycling • CS10 Creating More Jobs and Reducing Worklessness

• CS13: Promoting Health and Well Being

• CS15: Well Designed Buildings, Places and Spaces • CS16: Making Waltham Forest Safer

6.4 Waltham Forest Unitary Development Plan [2006] 6.5 None relevant to the consideration of this case. 6.6 The London Plan [2011]

6.7 The London Plan [2011] is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital to 2031. The policies relevant to this application are considered to include but not limited to:

• 3.1 Ensuring Equal Life Chances for All

• 3.2 Improving Health and Addressing Health Inequalities • 3.3 Increasing Housing Supply

• 3.4 Optimising Housing Potential

• 3.5 Quality and Design of Housing Developments • 3.8 Housing Choice

• 3.10 Definition of Affordable Housing • 3.11 Affordable Housing Targets • 3.13 Affordable Housing Thresholds

• 3.16 Protection and Enhancement of Social Infrastructure • 5.1 Climate Change Mitigation

• 5.2 Minimising Carbon Dioxide Emissions • 5.3 Sustainable Design and Construction • 5.7 Renewable Energy

• 5.12 Flood Risk Management • 5.13 Sustainable Drainage

• 5.14 Water Quality and Wastewater Infrastructure • 5.15 Water Use and Supplies

• 5.17 Waste Capacity

• 5.18 Construction, Excavation and Demolition Waste • 5.21 Contaminated Land

(5)

• 6.3 Assessing Effects of Development on Transport Capacity • 6.13 Parking

• 7.1 Building London’s Neighbourhoods and Communities • 7.2 An Inclusive Environment

• 7.3 Designing Out Crime • 7.4 Local Character • 7.6 Architecture

• 7.14 Improving Air Quality • 8.2 Planning Obligations

• 8.3 Community Infrastructure Levy 7 MATERIAL PLANNING CONSIDERATIONS 7.1 National Planning Policy Framework [2012]

7.1.1 The National Planning Policy Framework [NPPF] [2012] sets out the Government’s planning policies for England and how these are expected to be applied. It is a material consideration in planning decisions. It contains a presumption in favour of sustainable development, described as “a golden thread running through both plan-making and decision-taking”.

7.1.2 For decision-taking the NPPF [2012] states that the presumption means

“approving development proposals that accord with the development plan without delay” and where the Development Plan is “absent, silent or relevant policies are out-of-date, granting permission unless adverse impacts would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework as a whole”.

7.1.3 The whole of the NPPF [2012] is potentially material to this application, but the specific policy areas considered directly relevant are as follows:

• Delivering sustainable development • Promoting sustainable transport

• Delivering a wide choice of high quality homes • Requiring good design

• Promoting healthy communities

• Meeting the challenge of climate change, flooding and coastal change

• Conserving and enhancing the natural environment • Conserving and enhancing the historic environment 7.2 Waltham Forest Sustainable Community Strategy [2008]

7.3 The Waltham Forest Sustainable Community Strategy [2008] is a collective, long standing set of ambitions and priorities for the Borough

(6)

and its position within London. The strategy identifies what the Council and partner organisations, such as the Police and health services will build as a more sustainable, prosperous and integrated community. Various priorities and commitments are identified including improving housing quality and choice with the right kind of homes in the right places.

7.4 Urban Design SPD [2010]

7.5 This document has the aim of raising the quality of design within the Borough and to improve for the negotiation of planning contributions. 7.6 Inclusive Housing Design SPD [2011]

7.7 The core principles underlying the advice in the SPD are Inclusive Design and the social model of disability. The Lifetime Homes standards are applied across London and are incorporated into the London Plan [2011].

7.8 Planning Obligations SPD [2008]

7.9 This document seeks to provide transparent, clear and consistent information for the negotiation of planning contributions.

7.10 Emerging Policy

7.11 Waltham Forest Local Plan Development Management Policies [2012] 7.12 The Planning Inspector’s final report on the examination into the

Waltham Forest Local Plan Development Management Policies document was received on 7th August 2013. The document was found

to be sound subject to modifications. Follow-up work is being carried out to incorporate all the recommended changes for adoption by Full Council. The indicative date for adoption is November / December 2013.

7.13 Relevant policies:

• DM2 Meeting Housing Targets • DM3 Affordable Housing Provision • DM5 Housing Mix

• DM7 Amenity and Internal Space • DM10 Specialised Housing • DM11 Resource Efficiency

• DM12 Decentralised and Renewable Energy • DM17 Parking

• DM18 Social and Physical Infrastructure • DM24 Health and Well Being

• DM25 Environmental Protection • DM29 Heritage Assets

(7)

• DM30 Design Standards • DM31 Inclusive Environment

• DM33 Managing Impact of Development • DM34 Improving Community Safety • DM35 Water

• DM37 Working with Partners and Infrastructure • Appendix 4 – Parking Standards

7.14 Local Finance Considerations

7.15 Local finance considerations are a material consideration in the determination of all planning applications. Local finance considerations can include either a grant that has been or would be given to the Council from central government or money that the Council has received or will or could receive in terms of Community Infrastructure Levy [CIL].

7.16 The Council has not received and does not expect to receive any income from CIL in relation to this development.

7.17 The Council is expecting to receive a contribution of £70,070 for the Mayoral CIL in relation to this development.

8 REPRESENTATIONS 8.1 External Consultees

8.2 Environment Agency: No objection.

8.3 English Heritage: No objection subject to condition reserving the archaeological position.

8.4 London Fire Brigade: No objection. No additional fire hydrants are required as there is one 10m away.

8.5 Thames Water: No objection subject to conditions and informatives regarding waste and water management.

8.6 Representations from Residents

8.7 One representation received at the time of writing from the Baptist Church [1B Hainault Road] stating, ‘an emergency egress into the Sunday School Building from the rear of the application site was granted some 20 years ago by the Local Authority. The egress is still required to enable full use of the Sunday School premises. The emergency egress should be maintained.’ Comment: Planning permission Refs: 89/0446 and 89/0478 for single storey extensions at the flank and rear at the Baptist Church site [1B Hainault Road] do not have a condition to this effect. Notwithstanding, details of boundary walls and fences could be imposed as a condition to any planning permission to establish at a later date whether this emergency egress

(8)

should be facilitated. This would not affect the proposed number of car parking spaces on the application site.

9 ASSESSMENT

9.1 Principle of Development

9.2 In accordance with the Waltham Forest Local Plan draft Policies Map [2012], the site is within an Archaeological Priority Zone however, does not have any specific designation.

9.3 With regards to the former office building at No. 604 High Road Leyton, Policy DM21 of the Waltham Forest Local Plan Development Management Policies [2012] addresses the loss of employment uses in non-designated employment areas. This policy states that ‘applications for alternative uses will only be permitted if: the site is demonstrated to be no longer fit for employment use; the Council is satisfied that the proposed use would not be better located in a town or district centre; mitigation for the loss of employment land is provided; and in all other respects the proposed use is well-designed and suitable to its surroundings.’

9.4 The vacant and derelict building at No. 604 High Road Leyton was previously used by the Council as offices but is no longer in use. The relocation of these Council services has demonstrated that the site is no longer fit for employment use, and no mitigation for its loss is required, as the services have been relocated elsewhere in the Borough.

9.5 The proposal comprises the best use of the brownfield sites to deliver residential development, which would act as a catalyst for further redevelopment in the area, therefore according with paragraph 49 of the NPPF [2012].

9.6 The proposal would also provide much needed housing as directed by Government. Accordingly, the proposal for residential development is considered to be acceptable in principle.

9.7 Land Use

9.8 The NPPF [2012] sets out a number of measures to ‘boost significantly the supply of housing’ and in accordance with Paragraph 49 of the NPPF [2012], housing applications should be considered in the context of the presumption in favour of sustainable development.

9.9 At the regional level, the requirement for additional homes is a key priority of the London Plan [2011], which sets an overall housing provision target between 2011 and 2021 of 7,600 new homes in the London Borough of Waltham Forest, and an annual monitoring target of 760.

9.10 The London Borough of Waltham Forest Annual Monitoring Report 2011 / 2012 identified that 504 new dwellings were completed in the Borough for the period 2011-2012 and only 425 in 2010-2011, highlighting a significant recent shortfall [during the five-year period

(9)

leading to the AMR 2010 / 2011 there was an overall shortfall of 226 units]. The proposal would contribute to achieving these targets.

9.11 Policy CS2 of the Waltham Forest Local Plan Core Strategy [2012] indicates that the Council will facilitate sustainable housing growth and seek to maximise the number of quality homes in the borough.

9.12 The redevelopment of the site would accord with these key policy objectives and would contribute to meeting the need for additional housing in the Borough.

9.13 Design and Appearance

9.14 The building height is considered appropriate. The scale of the scheme would be three storeys along Hainault Road rising to four storeys as the building turns the corner onto High Road Leyton. The four-storey element would be maintained along the High Road Leyton elevation. The scale of the scheme would thus respect surrounding buildings and the amenity of neighbouring occupiers.

9.15 The design of the proposal would fall within the neighbouring context and respect the character of the area in terms of its built form and relationship to existing neighbouring properties. Neighbouring properties predominantly consist of three storeys that benefit from good floor-to-ceiling heights.

9.16 Following revisions to the proposal, the overall architecture of the scheme further adopts a modern approach to the otherwise surrounding built character. Careful consideration has been given to the proposed architectural treatment of the building, and a palette of materials is proposed to ensure that the scheme that comes forward would be of a high quality.

9.17 The proposed development would respond to the vertical facade rhythm introduced by the proposals for Sites A & B. At the corner of the proposed building, a single high quality brick material would be utilised to 'turn' the corner and high quality protruding bays would continue this important vertical emphasis.

9.18 Protruding aluminium-clad bay windows have been incorporated to create interest to the main elevations. These bays would add depth to the elevations and incorporate Juliet balconies to the rooms behind. The introduction of additional Juliet balconies would further enhance the design and the quality of the residential accommodation to the benefit of the future residents.

9.19 The proposed communal entrances would give more presence to enhance identity and legibility of the proposed development. The entrances would incorporate high quality beige and cream brick tones to give subtle differentiations in materials between the entrance areas and main building.

9.20 In addition to the protruding bay windows, a number of other windows throughout the elevations have been relocated and re-sized from the original submission to give a more cohesive street elevation.

(10)

9.21 Through consideration of the design components stated above, the scale of the proposal would comply with Policy CS15 of the Waltham Forest Local Plan Core Strategy [2012] and Policy DM30 of the Waltham Forest Local Plan Development Management Policies [2012]. 9.22 Housing Provision

9.23 Housing Supply and Targets

9.24 Policy CS2 of the Waltham Forest Local Plan Core Strategy [2012] relates to ‘Improving Housing Quality and Choice’. This proposal would facilitate sustainable housing growth by maximising the number of affordable homes in the Borough and prioritising development on a brownfield site.

9.25 The proposal would bring forward the application site for residential redevelopment in an appropriate location. The provision of housing is reinforced by the London Plan [2011] and the NPPF [2012]. The provision of housing contributes to both economic and social aspects of sustainable development.

9.26 Housing Density

9.27 The site is situated within an urban area and has a Public Transport Accessibility Level [PTAL] rating of 3. In accordance with the London Plan [2011] ‘Sustainable Residential Quality Density Matrix’, a density range of between 200 and 450 habitable rooms per hectare [HRH] would be considered appropriate.

9.28 The proposal would provide a density of 544 HRH, which would be in excess of the density range set in the London Plan [2011] by 94 HRH. 9.29 Whilst it is acknowledged that the density of the proposal would be

slightly higher on a habitable room basis than the range set out in the London Plan [2011], the scheme has however, been developed in response to the site's characteristics, as well as the desire to maximise the development potential of this prominent brownfield site in accordance with planning policy.

9.30 The site is a corner site which would not be suitable for houses, and a higher number of 3-bedroom flatted units would not be suitable in this location given the site conditions and local market demand. The development proposals would therefore comprise a larger proportion of smaller-sized dwellings than the proposals for Sites A & B, which therefore makes the residential density appear slightly higher.

9.31 When taken together with the proposals for Sites A & B, Bellway Homes’ masterplan for the regeneration of the ‘Hainault Triangle’ area would deliver 479 HRH. Although this would still be marginally higher than the upper limit of the range set in the London Plan [2011], it would be marginal, having regard to the overall scale of the proposals in context with the scale of neighbouring properties. This site comprises a stand-alone scheme, which is to be determined on its merits. However, in seeking to deliver a comprehensive masterplan for the area as a whole, proposals across the area would deliver a comprehensive form of development, which would respond most effectively to their site

(11)

characteristics and individual locations within the wider ‘Hainault Triangle’ area.

9.32 In seeking to understand density ranges in this location, the Planning Inspectorate’s appeal decision for the corner site [Ref: 2011/0870 and as described in Para 4.2 of this report], is noted. Members of the Planning Committee refused this scheme at the meeting of 2nd

August 2012. Following refusal of the scheme and the appeal lodged by the applicant, the Planning Inspectorate recognised that density ranges should not be applied mechanistically. Bellway Homes have considered the proposal in view of the appeal decision and have sought to reduce both the bulk and height of the proposed building for this element of the wider site. As a result of a re-design of the appeal site that now incorporates 604 High Road Leyton formerly used by the Authority’s Social Services, a reduced scale, bulk and mass is now proposed that would lower the density.

9.33 For the reasons set out above, the density level is considered appropriate for the site in the context of the emerging masterplan for this ‘Hainault Triangle’ area having regard to the surrounding context. 9.34 Affordable Housing and Mix

9.35 Affordable Housing

Policy CS2 of the Waltham Forest Local Plan Core Strategy [2012] seeks to maximise the number of affordable homes by aiming to provide at least 50% of homes as affordable over the Plan period and a balance of tenures is sought.

UNIT TYPE Affordable Rent Shared Ownership Private TOTAL One-Bedroom [two-person] 0 2 6 8 Two-Bedroom [three-person] 4 0 0 4 Two-Bedroom [four-person] 0 2 31 33 Three- Bedroom [five-person] 2 1 2 5 TOTAL 6 5 39 50

Table 1: Proposed Mix by Tenure

9.36 11 of the 50 units would be affordable homes. This would represent 22% of the total number of units as affordable housing, which is as a consequence of viability.

(12)

9.37 The proposed affordable tenure mix is supported by a Viability Assessment, which confirms that 11 of the 50 residential units is the maximum and reasonable amount that can be provided on this site at this time. Where schemes provide less than 50% affordable housing, they will be subject to a viability re-assessment.Policy CS2 B) ii) of the Waltham Forest Local Plan Core Strategy [2012] states that ‘=where a viability case is used to justify an affordable housing provision below policy requirements, the Council will require the shortfall to be treated as a deferred contribution. The Council will require a viability reassessment upon completion of the development and mostly occupied and should viability have improved, the Council would seek a further payment up to a maximum of the deferred sum.’ Policy DM3 B) of the Waltham Forest Local Plan Development Management Policies [2012] gives effect to the Policy CS2, which notes, ‘=applying deferred contributions to housing sites capable of providing ten or more homes which propose less than 50% affordable housing.’

9.38 Policy 3.11 Affordable housing targets of the London Plan [2011] recommends a 60:40 split, where 60% of the affordable housing provision should be for social rent and 40% for shared ownership housing, with priority for affordable family housing. The applicant is proposing six units as affordable / social rent [54%] and five units as shared ownership [46%].

9.39 The Core Strategy [2012] acknowledges that on a site-by-site basis, the specific balance of affordable / social rent and intermediate housing should address any identified local need and the size and type of affordable housing provided should also reflect local need. The applicant has liaised with the Council regarding the housing mix and it is considered to generally comply with planning policy. Accordingly, the proposal would meet an identified need and is considered to be acceptable on this basis.

9.40 Housing Mix

9.41 Policy CS2 of the Waltham Forest Local Plan Core Strategy [2012] promotes the creation of economically mixed and balanced communities by seeking a range of home sizes and tenures in new developments. The policy confirms that the Council will prioritise the need for larger homes [three+ bedrooms].

9.42 Policy DM5 of the Waltham Forest Local Plan Development Management Policies [2012] states, ‘The Council will seek all housing developments to provide a range of dwelling sizes and tenures= in line with the Council’s preferred housing mix table.’

9.43 The Council seeks to ensure that 50% of all new units built in the private and intermediate sector are family-sized and that 50% of units built in the social rented sector are also family-sized.

(13)

UNIT TYPE Affordable Rent Shared Ownership Private TOTAL One-Bedroom 0 2 6 16% Two-Bedroom 4 2 31 74% Three- Bedroom 2 1 2 10% TOTAL 12% 10% 78% 100%

Table 2: Proposed Residential Mix

9.44 Overall, the scheme would deliver 10% family units as three-bedroom apartments that would meet an identified housing need in the Borough for this type of housing. The mix of units have been developed following careful consideration of the local characteristics of the site, market demand and the desire to maximise the development potential of this brownfield site.

9.45 The proposed development would incorporate a range of unit types, which would assist in delivering a mixed and balanced community and one that would complement both the existing housing stock in the locality and the proposals for Sites A and B [for a combined total of 62 residential units] that the Planning Committee resolved to grant on 24th

September 2013 subject to conditions and completion of a legal agreement.

9.46 Accessible Housing

9.47 The scheme would provide five units as wheelchair accessible or adaptable to wheelchair standards, in accordance with Policy DM31 of the Waltham Forest Local Plan Development Management Policies Proposed Submission [2012] and the Inclusive Housing Design SPD [2011]. Each of these five units would have a dedicated car parking space.

9.48 Internal and External Space Standards Including Amenity Space 9.49 Space Standards

9.50 The residential accommodation has been designed to meet, and where possible, exceed the Mayor of London’s interim Housing Design Guide [2010] internal space standards, and the scheme aims to deliver residential accommodation of a high standard. In addition, all of the flats would comply with Lifetime Homes standards.

9.51 Amenity Space

9.52 At the London-wide level, the interim London Housing Design Guide [2010] recommends that a minimum of 5 sqm of private outdoor space should be provided for 1-2 person dwellings and an extra 1 sqm should be provided for each additional occupant.

(14)

9.53 For developments comprising flats, Policy DM7 of the Waltham Forest Local Plan Development Management Policies [2012] seeks a minimum provision of 10 sqm amenity space per bedroom, [e.g. 20 sqm for a two-bed flat and 30 sqm for a three-bed flat]. Each flat should also provide an element of private amenity space however, the overall provision could be provided in the form of both private and communal amenity space. The policy further states that balconies should be a minimum size of 8 sqm.

9.54 The total amount of private amenity space provided by the scheme would be 369.4 sqm. The total amount of communal amenity space would be 500 sqm. This 500 sqm provision includes 102 sqm allocated for child play space. The total amount of amenity space provided by the scheme would therefore be 869.4 sqm [369.4 sqm + 500 sqm], or an average of more than 17 sqm per unit. In accordance with Policy DM7 of the Waltham Forest Local Plan Development Management Policies [2012], the policy requirement would be 970 sqm.

9.55 The private amenity space provision has been designed in accordance with the Mayor of London’s Housing SPG [2012] requirements, which seeks 5 sqm of private amenity space per 1-2 person dwelling, and an additional 1 sqm per each additional occupant. The majority [32 or 64%] of the proposed dwellings would meet or exceed this policy requirement. The only units that would not comply would be located fronting High Road Leyton, where balconies are not permitted due to the location of the frontage being situated within a 'Pollution Corridor'. Those proposed dwellings which would not have access to their own private amenity space would be able to utilise the communal garden area to the rear of the site.

9.56 Informal child play space is to be provided on-site in a dedicated area within the wider communal amenity area. Policy DM7 of the Waltham Forest Local Plan Development Management Policies [2012] refers to the Mayor of London’s Providing for Children and Young People’s Play and Informal Recreation SPG [2008] for a child play space requirement of 10 sqm per child for developments containing 10 or more child bed-spaces. The child yield of the proposed development has been calculated and it is expected that up to 10 children between 0-5 years may live in the proposed development, therefore generating a requirement for 100 sqm of child play space. As part of the scheme's communal amenity space provision, it is therefore proposed that 102 sqm of toddler play space is to be provided, which would exceed policy requirements. This child play space would be provided as part of the comprehensive landscape masterplan, with emphasis placed on the quality of equipment and landscaping.

9.57 The proposed amenity and child play space provision has been developed in accordance with the general principles of policy guidance whilst having regard to the sites’ constraints. On this basis, the proposal would still comply generally with planning policy and is acceptable in this regard.

(15)

9.58 Impact on Residential Amenity

9.59 The Waltham Forest Urban Design SPD [2010] acknowledges that privacy can be maintained without the need to rigidly apply separation distances, dependent on the relationship between habitable room windows, the scale of development and the use of screening and landscaping. Accordingly, it is considered that adequate privacy is maintained within the scheme with separation distances of between 17m to Hainault Road properties and 17m-23m to the opposite properties along High Road Leyton. These are the principal elevations of note regarding separation distances between habitable room windows where residential properties are situated adjacent to the proposed development.

9.60 It is also worth noting that the inclusion of balconies would effectively provide a layer of privacy in front of the habitable rooms of the proposed apartments and would therefore help to screen and reduce overlooking to neighbouring residential properties.

9.61 Accordingly, it is considered the proposal optimises the development potential of the site without compromising residential amenity standards for existing or future residents. The proposal therefore broadly complies with guidance set out in the Council's Urban Design SPD [2010], Policy DM8 of the Waltham Forest Local Plan Development Management Policies [2012] and Policy 7.6 of the London Plan [2011].

9.62 Transport, Parking and Highways

9.63 The application is supported by a Transport Statement, which includes a comprehensive trip generation assessment. This assesses the anticipated impact of the proposed development on the surrounding highway network. The conclusions of this analysis states that the site is likely to generate around 24 and 15 one-way person movements respectively during the weekday morning and evening peaks respectively. This level of trip generation falls below the modelling threshold during any given hour. Accordingly, it would be acceptable to conclude that the proposal would not require any assessment of local highway or junction capacity.

9.64 Further, the Transport Statement concludes that the proposed development is fully acceptable in transport planning terms and would not create any significant detrimental impact to the local transport network with respect to both trip generation and car parking.

9.65 The proposal would provide 20 car parking spaces and four additional spaces being re-positioned to this application site that were proposed as part of Site B. This would equate to an overall car parking ratio of 0.4 spaces per unit and would be within the maximum standards set in Appendix 4 of the Waltham Forest Local Plan Development Management Policies [2012].

9.66 Regarding cycle parking, Appendix 4 of the Waltham Forest Local Plan Development Management Policies Proposed Submission [2012] requires the provision of one space per one and two bedroom dwellings and two spaces per two or more bedroom dwellings. Details of cycle

(16)

parking would be secured as a condition to any planning permission. The drawings submitted indicate cycle parking including double stack racks with no natural surveillance. This would be unacceptable as Sheffield stands are the preferred choice for cycle parking in the Borough of Waltham Forest.

9.67 Servicing

9.68 Policy DM14 of the Waltham Forest Local Plan Development Management Policies Proposed Submission [2012] requires proposals to submit Construction Management Plans and Servicing Plans where appropriate to limit any negative transport and environmental impacts associated with the construction stage and ongoing delivery and servicing requirements of new developments. Such details of servicing, including refuse and recycling could be conditioned as part of any planning permission.

9.69 Daylight / Sunlight

9.70 The impact of the proposed development on Nos. 2-18 [even] Hainault Road; Hainault Buildings [upper floors only]; Nos. 563-581 [odd] High Road Leyton; and Nos. 587-591 [odd] High Road Leyton [upper floors only] has been assessed in terms of daylight and sunlight.

9.71 The results of the technical analysis show that the site reacts well to the neighbouring properties. Overall, the proposed development would result in no significant daylight and sunlight impacts upon neighbouring residential properties. Therefore, it would be compliant with the BRE guidance with no material effect on surrounding properties.

9.72 Heritage Considerations 9.73 Archaeology

9.74 The site is located within an Archaeological Priority Zone. A desktop Archaeological Assessment has been carried that concludes a low-to-moderate archaeological potential for the later prehistoric, Medieval, Post-Medieval and Modern periods and concludes that remains of national significance are not anticipated

9.75 English Heritage raises no objection to the proposal and recommends a condition to any planning permission for the archaeological position to be reserved. This would involve works not commencing until the applicant has secured the implementation of a programme of archaeological work.

9.76 Regeneration

9.77 The proposal could have an impact on nearby centres through the introduction of 50 new residential units in the area. For this reason, the applicant has agreed to enter into a financial obligation through a s106 Agreement for the payment of £20,000 towards regeneration initiatives.

(17)

9.78 Environmental Considerations 9.79 Air Quality

9.80 The whole of the Borough of Waltham Forest is designated as an Air Quality Management Area [AQMA] and High Road Leyton is designated as a ‘Pollution Corridor’.

9.81 The submitted Air Quality Assessment reviewed the baseline conditions as well as the potential impacts of the scheme and any mitigation measures required. It further stated that the air quality impacts associated with the development traffic would be negligible that mitigation measures would not be required. Notwithstanding, a condition can be attached to any planning permission for a management scheme whose purpose would be to control and minimise emissions of pollutants from and attributable to construction of the development.

9.82 In addition to the above, the applicant would enter into a financial obligation through a s106 Agreement for the payment of £16,250 towards air quality monitoring.

9.83 Noise

9.84 The submitted Noise Assessment concludes that the proposed development can be satisfactorily mitigated during the construction process to limit the impact on surrounding properties. An assessment of the internal conditions to be experienced by proposed occupiers has also been carried out and this concludes that acceptable internal noise levels would be achievable. Notwithstanding, internal noise levels should be maintained to mitigate transportation noise. Such levels including any mitigation could be secured as a condition to any planning permission.

9.85 Flood Risk

9.86 The site is not within an identified area of flood risk and has a site area of less than one hectare. In accordance with the Environment Agency’s guidance, therefore, a Flood Risk Assessment is not required.

9.87 The site is at low risk from flooding and therefore the proposed development accords with Policy CS4 of the Waltham Forest Local Plan Core Strategy [2012] and Policy DM35 of the Waltham Forest Local Plan Development Management Policies [2012].

9.88 Energy and Sustainability

9.89 The homes would be designed to achieve Code for Sustainable Homes Level 4. It is proposed to condition that all the measures are incorporated into the development by the requirement that independent verification is provided to the Council post-completion of the development.

9.90 Major developments are expected to deliver a 25% carbon dioxide emissions reduction improvement on the Building Regulations [2010]. The proposal would achieve carbon dioxide emission reductions of 26% above Part L of the Building Regulations [2010] baseline. This would be

(18)

achieved through the use of efficient building materials and through the inclusion of PV panels.

9.91 It is therefore considered that this high environmental design standard is consistent with the requirements of Policy 5.2 of the London Plan [2011], Policy CS4 of the Waltham Forest Local Plan Core Strategy [2012] and Policies DM11 and DM12 of the Waltham Forest Local Plan Development Management Policies [2012].

9.92 Trees

9.93 In accordance with the Council’s Planning Obligations SPD [2008], the applicant would enter into a financial obligation through a s106 Agreement for the payment of £18,750 towards planting of trees and / or where appropriate, improvement for nature conservation on either highway land, green spaces, including parks and woodlands belonging to the Local Authority within the local area of the development. This is considered to be acceptable, in addition to details of soft landscaping, which would be secured as a condition to any planning permission. 9.94 S106 Agreement, Mitigation and Viability Considerations

9.95 S106 Agreements are a material consideration in the determination of a planning application. The purpose of such an Agreement is to make otherwise unacceptable development acceptable and they should only be sought where they meet all of the following tests: i) Necessary to make the development acceptable in planning terms, ii) Directly related to the development and iii) Fairly and reasonably related in scale and kind to the development.

9.96 In terms of the s106 Agreement, the applicant has agreed to a near policy-compliant Heads of Terms, having regard to planning policy, viability and the Council’s Planning Obligations SPD [2008].

10 CONCLUSION

10.1 The proposal has regard to the scale and massing, pattern and form of development in the area that would not significantly impact on neighbouring residential amenity. The proposed design and scale has been carefully considered and the layout and design of the buildings would improve the amenity and appearance of the site.

10.2 The density although marginally in excess of the recommended range set in the London Plan [2011] would be acceptable having regard to the scale of the proposed development and the surrounding built form, which is similar to that proposed.

10.3 All material considerations have been taken into account and it is not considered that there are any material planning considerations in this case that would warrant a refusal of this application.

10.4 Taking into account the consistency of the scheme with the Development Plan and weighing this against all material planning considerations, the proposal is considered to be acceptable in planning policy terms.

(19)

11 ADDITIONAL CONSIDERATIONS 11.1 Public Sector Equality Duty

11.2 In making your decision you must have regard to the public sector equality duty [PSED] under s149 of the Equalities Act. This means that the Council must have due regard to the need [in discharging its functions] to:

a) Eliminate unlawful discrimination, harassment and victimisation and other conduct prohibited by the Act

b) Advance equality of opportunity between people who share a protected characteristic and those who do not. This may include removing or minimising disadvantages suffered by persons who share a relevant protected characteristic that are connected to that characteristic; taking steps to meet the special needs of those with a protected characteristic; encouraging participation in public life (or other areas where they are underrepresented) of people with a protected characteristic(s).

c) Foster good relations between people who share a protected characteristic and those who do not including tackling prejudice and promoting understanding.

11.3 The protected characteristics are age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex and sexual orientation.

11.4 The PSED must be considered as a relevant factor in making this decision but does not impose a duty to achieve the outcomes in s149 is only one factor that needs to be considered, and may be balance against other relevant factors.

11.5 It is not considered that the recommendation to grant permission in this case will have a disproportionately adverse impact on a protected characteristic.

11.6 Human Rights Act [1998]

11.7 In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act [1998]. Under the Act, it is unlawful for a public authority such as the London Borough of Waltham Forest to act in a manner that is incompatible with the European Convention on Human Rights.

You are referred specifically to Article 8 [right to respect for private and family life], Article 1 of the First Protocol [protection of property]. It is not considered that the recommendation to grant permission in this case interferes with local residents' right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others [in this case, the rights of the applicant]. The Council is also permitted to control the use of property in accordance with the general interest and the recommendation to grant permission is considered to be a

(20)

proportionate response to the submitted application based on the considerations set out in this report.

12 RECOMMENDATION

12.1 That the Planning Committee GRANT planning permission subject to conditions and the completion of a s106 Agreement to include the following Heads of Terms:

a) Affordable Housing: Provision of 11 [22%] units as affordable housing.

b) Rent levels to be below or in line with the Council Affordable Rent thresholds

c) The level of affordable housing financial contribution to be subject to viability re-assessment upon practical completion of 90% of the total number of units.

d) The viability re-assessment will require the applicant to provide detailed evidence on an open-book basis upon the sale of 90% of the units, or such number of units as agreed in accordance with Point e), to determine whether a higher level of affordable housing contribution can be provided.

e) A restriction on occupation to be applied to the final 10% of the open market units, (or a suitable smaller number of units whose value is at least equivalent to the maximum possible in lieu payment for off-site affordable housing), until the viability re-assessment has been satisfactorily concluded and relevant payments, if applicable, made. f) S278 Agreement: That the applicant enters into an agreement with

the Council as Local Highway Authority to meet the costs of all works to be agreed with the Council.

g) Payment of the following towards achieving the Council’s requirements for infrastructure in order to mitigate the impact of the development. It will be allocated towards the following:

I. Payment of £127,853 towards education in the Borough.

II. Payment of £39,284 towards healthcare and / or local infrastructure improvements in the Borough.

III. Payment of £18,750 towards planting of trees and / or where appropriate, improvement for nature conservation on either highway land, green spaces, including parks and woodlands belonging to the Local Authority within the local area of the development. A catchment area may be annotated on a plan for the purpose of defining the local area. Generally, improvement for nature conservation would include habitat such as bird nesting boxes, roost boxes for bats, and habitats for bees, butterflies and insects also wild flower / long grass areas and / or shrub planting all to increase biodiversity.

IV. Payment of £20,000 towards regeneration improvements. V. Payment of £16,250 towards air quality monitoring.

VI. Payment of £3,000 towards Travel Plan implementation and monitoring.

h) Resident Permit Restricted: With the exception of Blue Badge holders, all residents and users of the development shall be

(21)

ineligible for Resident Parking Permits in the area currently or in the event of any future implementation of a CPZ in the area.

i) Employment and Training Strategy: Provision of a local labour agreement / employment plan for local unemployed people arising from the construction process, providing on-site training or to contribute to the costs of the construction training under the auspices of a recognised training provider to be agreed by the Local Planning Authority.

j) Legal Fees: Payment of the Council’s legal fees for the preparation and completion of the Legal Agreement.

k) Monitoring and Implementation: Payment of 5% of the total monetary contribution to the London Borough of Waltham Forest for the monitoring of and compliance with this Agreement.

12.2 And subject to no additional objections received by 18th November

2013 [expiration of the consultation period] that raises issues not already covered in this report.

12.3 That authority is given to the Head of Development Management and Building Control in consultation with the Council’s Legal Services for the sealing of the s106 Agreement and to agree any minor amendments to the conditions of the s106 Agreement on the terms set out above including any other matters.

12.4 Conditions

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

2. The development hereby approved shall be built in accordance with the following Drawing Nos. received 8th

August 2013: • 1330(PL)001; • 1330(PL)002; • 1330(PL)003; • 1330(PL)010; • 1330(PL)100; • 1330(PL)105; • 1330(PL)202; • 1330(PL)203; • 1330(PL)204;

And the following Drawing Nos. received 18th October 2013:

• 1330(PL)101; • 1330(PL)102; • 1330(PL)103; • 1330(PL)104; • 1330(PL)200; • 1330(PL)201;

And the following Drawing No. received 28th

October 2013: • 1330(PL)204 Rev A.

3. A) No demolition or development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which

(22)

has been submitted by the applicant and approved in writing by the Local Planning Authority. B) No demolition or development shall take place other than in accordance with the Written Scheme of Investigation approved under Part A). C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part A), and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured.

4. Prior to commencement of development, a plan of work detailing the removal of asbestos containing materials [ACMs] in compliance with current legislation shall be submitted to and approved in writing by the Local Planning Authority. The relevant documentary evidence of the safe disposal of asbestos waste via copies of consignment notes shall thereafter be forwarded to London Borough of Waltham Forest Environmental Health section.

5. Prior to commencement of development, a suitable site investigation shall be undertaken in the area of the amenity space to determine the presence of contaminants. Details of the proposed remedial actions in this area shall be submitted to and approved in writing by the Local Planning Authority. The developer shall be required to provide certification on completion of remedial works from the specialist contractor to demonstrate that the works were completed in accordance with the agreed details.

6. During the course of construction and carrying out of the development approved, access shall be provided to Council officers and their agents to ensure that any unforeseen contamination problems are recognised and any such contamination shall be treated by remedial action specified by the Council or their agent or as agreed in writing.

7. Notwithstanding any indications shown on the submitted plans, samples and a schedule of materials shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the relevant part of the development. The development shall thereafter be carried out in accordance with the approved details unless otherwise approved in writing by the Local Planning Authority.

8. Prior to the commencement of the relevant part of the development, a plan indicating the positions, design, materials and type of boundary treatment and other means of enclosure to be erected has been submitted to, and approved in writing by the Local Planning Authority. The boundary treatment shall be completed prior to occupation of any of the units hereby permitted. The development shall be carried out in accordance with the approved details and thereafter permanently retained.

9. The development hereby permitted, as detailed in the submitted and approved drawings, shall be built to ‘Lifetime Homes’ standards, and thereafter retained to those standards.

(23)

10. Prior to commencement of the relevant part of development, a scheme of hard and soft landscape works which shall include a survey of all existing trees and hedgerows on the land, indicating those to be retained and those to be lost shall be submitted to and approved in writing by the Local Planning Authority. Details of those to be retained, together with measures for their protection in the course of the development, shall also be submitted and approved, and carried out in accordance with such approval, prior to any demolition or any other site works, and retained until the development is completed. Soft landscape works shall include: planting plans, and schedules of plants, noting species, plant sizes and proposed numbers/densities within a planting schedule, also the method of planting including soil composition, tying and staking, a maintenance care regime including mulching and watering and the replacement of any species that die within 5 years of planting.

11. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out not later than the first planting and seeding seasons prior to the first occupation of any of the residential units, or the completion of the development, whichever is the sooner. Any new trees or shrubs which, within a period of 5 years from the completion of the development, die, are removed, or become seriously damaged or diseased, shall be replaced in the next planting season, with others of a similar size and species, unless the Local Planning Authority agrees any variation in writing. 12. Notwithstanding any indication on the submitted drawings, a

schedule showing the number and location of all cycle parking spaces and details of secure and sheltered cycle storage facilities [including their design and materials] shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the relevant part of the development. The agreed facilities shall be fully implemented prior to occupation of any of the dwellings and shall be permanently retained thereafter.

13. The development hereby permitted shall not be occupied until a scheme for the storage and disposal of refuse / waste / and recycling materials has been submitted to and approved in writing by the Local Planning Authority and agreed facilities and access arrangements provided prior to first occupation of any of the residential units hereby approved and thereafter retained in the agreed form.

14. Development shall not commence until a surface water drainage system based on sustainable drainage principles has been submitted to and approved in writing by the Local Planning Authority prior to commencement of development. The scheme shall be subsequently implemented in accordance with the approved details before the development is completed.

15. A minimum of five of the residential units hereby permitted shall be built as wheelchair accessible housing or adaptable to wheelchair housing, details which are to be submitted to and approved in writing by the Local Planning Authority prior to occupation of any of these

(24)

wheelchair accessible housing or wheelchair adaptable housing and thereafter permanently retained.

16. All residential units shall be constructed to comply with the spirit of the Council’s Inclusive Design for Residential Buildings Supplementary Planning Document May [2011]. Step-free access [with no step or raised threshold] shall be achieved to all ground floor units and entrance doors shall have a minimum clear opening width of 900mm. Where ramps are necessary to provide such step free access they should have a minimum gradient of 1:20 and a level landing of a minimum 1.5 x 1.5 m at either end of the ramp. 17. Notwithstanding the provisions of the Town and Country Planning

(General Permitted development) Order 1995 as amended, (or any order revoking and re-enacting that order), no windows or openings, other than those shown on the drawings hereby approved shall be installed in any elevation [including the roofs] of any of the residential units hereby permitted without planning permission having first been obtained via the submission of a planning application to the Local Planning Authority.

18. Prior to commencement of the relevant part of the development, details that show how the principles and practices of Secured By Design to minimise the risk of crime in a visually acceptable manner and meet the specific security needs of the application site / development shall be submitted to and approved in writing by the Local Planning Authority. Such details shall be approved prior to occupation of any of the residential units and thereafter retained. 19. Prior to commencement of the relevant part of the development,

details of any form of external illumination and / or external lighting on the buildings and around the site shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be fully implemented prior to the first occupation of any of the residential units hereby permitted.

20. Prior to first occupation of any of the residential units hereby permitted, details of an Environmental Management Plan to include the installation of bird boxes and bat roosting boxes on trees and landscaping enhancement measures to be undertaken shall be submitted to and approved in writing by the Local Planning Authority. The enhancement measures and Management Plan shall be implemented in accordance with the approved details and agreed in writing with the Local Planning Authority.

21. Prior to commencement of development, a Construction and Demolition Method Statement shall be submitted to and approved in writing by the Local Planning Authority for a management scheme whose purpose shall be to control and minimise emissions of pollutants from and attributable to the demolition and / or construction of the development. This should include a risk assessment and a method statement in accordance with the control of dust and emissions from construction and demolition Best Practice Guidance published by London Councils and the Greater London Authority. The scheme shall set out the secure measures, which can, and will, be put in place.

(25)

22. Within the proposed residential units hereby permitted [with windows closed], the following internal noise levels shall be achieved; 35 dB(A) Leq 16 hours 07:00 hrs to 23:00 hrs in living rooms, while 30dB(A) Leq 8 hours in bedrooms and no individual noise event to exceed 45dB(A) max [measured with F time weighting] 23:00 hrs to 07:00 hrs. Details of sound insulation shall be submitted to and approved in writing prior to any part of the development reaching two storeys.

23. The development shall meet a minimum Level 4 of Code for Sustainable Homes. Independent verification shall be provided to the Local Planning Authority prior to first occupation of any of the residential units hereby permitted and thereafter permanently retained.

24. 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. 25. Prior to commencement of development, details of electric charging

point locations and technical specifications [to be provided at a level of 20% of all spaces] shall be submitted to and approved in writing by the Local Planning Authority. Such details as approved shall be implemented in accordance with the approved details prior to first use or occupation of any part of the development and thereafter permanently retained.

12.5 Reasons

1. To comply with the provisions of Section 91 of the Town & Country Planning Act 1990.

2. For the avoidance of doubt and in the interests of proper planning. 3. In the interests of archaeological protection in accordance with

Policy CS12 of the Waltham Forest Local Plan Core Strategy [2012].

4. In the interests of public health and to protect the wellbeing of nearby neighbouring occupiers in accordance with Policy CS13 of the Waltham Forest Local Plan Core Strategy [2012].

5. In the interests of the future health of occupiers of the development in accordance with Policy CS13 of the Waltham Forest Local Plan Core Strategy [2012].

6. In the interests of the future health of occupiers of the development and to prevent pollution of groundwater, in accordance with Policy CS13 of the Waltham Forest Local Plan Core Strategy [2012]. 7. To ensure a satisfactory appearance in accordance with Policy

(26)

8. To safeguard the amenity of neighbouring residents and the character of the locality in accordance with the Policy CS15 of the Waltham Forest Local Plan Core Strategy [2012].

9. To ensure inclusive development and provision of Lifetime Homes standard housing in accordance with Policy CS15 of the Waltham Forest Local Plan Core Strategy [2012].

10. To safeguard the appearance and character of the area, and to enhance the appearance of the development in accordance with Policies CS5 and CS15 of the Waltham Forest Local Plan Core Strategy [2012].

11. To safeguard the appearance and character of the area, and to enhance the appearance of the development in accordance with Policies CS5 and CS15 of the Waltham Forest Local Plan Core Strategy [2012].

12. To ensure that adequate cycle parking is available on-site and to promote sustainable modes of transport in accordance with Policy CS7 of the Waltham Forest Local Plan Core Strategy [2012].

13. To ensure adequate standards of hygiene and refuse / waste collection without prejudice to the enjoyment by neighbouring occupiers of their properties in accordance with Policies CS6 and CS15 of the Waltham Forest Local Plan Core Strategy [2012]. 14. To prevent the increased risk of flooding, both on- and off-site

ensure that adequate drainage facilities are provided in accordance with Policies CS4 and CS15 of the Waltham Forest Local Plan Core Strategy [2012].

15. To ensure adequate provision of wheelchair accessible housing is provided as part of the development and to respond to future housing needs for those with disabilities in accordance with Policy CS2 of the Waltham Forest Local Plan Core Strategy [2012].

16. To ensure that the development is fully accessible for all residents and in accordance with Policies CS2 and CS15 of the Waltham Forest Local Plan Core Strategy [2012].

17. To enable the Local Planning Authority to control the form of any additional development to protect the amenity of neighbours in accordance with Policies CS13 and CS15 of the Waltham Forest Local Plan Core Strategy [2012].

18. In the interests of creating safer and more sustainable communities and to safeguard amenity by reducing the risk of crime and the fear of crime, in accordance with Section 17 of the Crime & Disorder Act 1998 and Policy CS16 of the Waltham Forest Local Plan Core Strategy [2012].

19. In the interests of visual amenity and security in accordance with Policy CS13 of the Waltham Forest Local Plan Core Strategy [2012].

20. Insufficient details are provided on the matters required and additional consideration is appropriate in order to mitigate any impacts on biodiversity interests and include enhancement measures in accordance with Policy CS5 of the Waltham Forest Local Plan Core Strategy [2012].

(27)

21. To protect the living conditions, in the interests of the health of existing occupiers within the locality, in accordance with Policy CS13 of the Waltham Forest Local Plan Core Strategy [2012]. 22. To protect the living conditions of future occupiers of the

development in accordance with Policy CS15 of the Waltham Forest Local Plan Core Strategy [2012].

23. In the interest of sustainability, energy efficiency and to provide a high quality development in accordance with Policy CS15 of the Waltham Forest Local Plan Core Strategy [2012].

24. To prevent the increased risk of flooding, both on- and off-site and to ensure that adequate drainage facilities are safeguarded in accordance with Policies CS4 and CS15 of the Waltham Forest Local Plan Core Strategy [2012].

25. In the interest of sustainability and to provide a high quality development in accordance with policy CS15 of the Waltham Forest Local Plan Core Strategy [2012].

12.6 Informatives

1. A s106 Agreement has been entered into between the applicant and the London Borough of Waltham Forest in conjunction with the grant of planning permission towards a range of social, community and environmental infrastructure in the form of a financial contribution and non-financial commitments.

2. Under the Community Infrastructure Levy Act [2012], this development will be subject to a Mayoral Community Infrastructure Levy of £70,070.

3. To assist applicants, the Local Planning Authority has produced policies and written guidance, all of which is available on the Council’s website and which offers a pre-planning application advice service. The scheme was submitted in accordance with guidance following pre-application discussions and the decision was delivered in a timely manner.

4. The applicant's attention is drawn to the requirements in the attached Considerate Contractor Code of Practice, in the interests of minimising any adverse effects arising from building operations, and in particular the limitations on hours of working and avoiding deposit of mud on the highways.

5. The planning permission will impose a restriction making future residential occupiers and users of the commercial units [with the exception of Blue Badge Holders] ineligible for resident parking permits in any surrounding Controlled Parking Zone.

6. The applicant is encouraged to apply for Secured By Design accreditation where appropriate. This is a national Police initiative. It is designed to encourage the building industry to adopt crime prevention measures to assist in reducing the opportunity for crime and the fear of crime, creating safer, more secure and sustainable environments. It is recommended that the applicant apply for this award.

7. It is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of

Figure

Table 1: Proposed Mix by Tenure
Table 2: Proposed Residential Mix

References

Related documents

Council Present: Mayor Jake Pieper, Councilors Brad Alcorn, Brent Hodges, John McKinney and Ron Hedenskog; a quorum present. Staff present: City Manager Janell Howard,

Uncertainty quantification and visualization will be particularly important in future data analytics tools.. We must develop analytics techniques that can cope with

Total cyst excision with Roux-en-Y hepaticojejunostomy is the definitive procedure for management of types I and II choledochal cysts. In cases whereby there is

Those study above discuss the correlation between students‟ mastery in using adjective and their ability in writing descriptive text ( Sevia Yolanda‟s), the

Paper presented as poster at the Association for Education Finance and Policy Annual Meeting (AEFP), San Antonio, TX.. Blissett, R.* (March 2014) Parental education, home

MATERIALS AND METHODS: This cross sectional clinical study was conducted on 100 confirmed Dengue cases (symptoms with laboratory confirmation of IgM sero- conversion in

This study sought and established the extent of the School-Based Management Committees’ promotion of accountability and proper utilization of physical resources in

señalar: el racionalismo armónico, con aquel doble itinerario entre lo subjetivo y lo objetivo que permite llevar la razón así entendida a la ciencia de la naturaleza y, a la vez,