LONDON BOROUGH OF ENFIELD

PLANNING COMMITTEE

Date : 27th November 2012

Report of Assistant Director, Planning & Environmental Protection

Contact Officer: Aled Richards Tel: 020 8379 3857 Andy Higham Tel: 020 8379 3848 Ms L.Dye Tel: 020 8379 1203

Ward: Cockfosters

Application Number : P12-00707PLA

Category: Dwellings

LOCATION: 43, BEECH HILL, BARNET, EN4 0JW PROPOSAL: Demolition of existing dwellinghouse and construction of a total of 7 residential units, comprising a 2-storey block of 6 x 2-bed self-contained flats with basement and roof level accommodation, rear balconies and terraces and basement car parking, and a detached 2-storey 6-bed house to rear with accommodation in roof and integral double garage together with detached concierge building to front of site. Applicant Name & Address: Fusion Residential 6, Hatters Lane, Croxley Green Business Park, Watford, Herts., WD18 8YH

Agent Name & Address: Iain Taylor, Fusion Residential 6, Hatters Lane Croxley Green Business Park Watford Herts. WD18 8YH

RECOMMENDATION: That subject to the completion of the S106 Agreement to secure the contributions set out in this report, the Head of Development Management/Planning Decisions Manager be authorised to GRANT planning permission subject to conditions.

Application No:- P12-00707

50

1

OLD ORCHARD CLOSE

36

BEECH HILL

5

38

93.6m

44

53

96.5m

60

43

WALMAR CLOSE

90.1m

42

El Sub Sta

48

58

40

1 to 15

Beulah Court

47

Development Control

Scale - 1:1250Time of plot: 08:35 Date of plot: 16/11/2012

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

© Crown copyright. London Borough of Enfield LA086363,2003

1. Site and Surroundings 1.1 The property is located on the northern side of Beech Hill in a predominantly

residential area. The surrounding area is primarily characterised by large detached properties within spacious grounds set back from the main road with generous rear gardens. The site and its buildings are neither statutorily listed nor located in a Conservation Area.

1.2 The properties on this side of Beech Hill have building lines ranging between 20 -

23m, and are mixed in design and appearance, many having been substantially extended and altered from the original 1930’s detached houses. Replacement dwelling houses, including the residential development in rear gardens are also a characteristic of the surrounding area. There are a number of trees on the site, however, none are the subject of a Tree Preservation Order.

2. Proposal 2.1 Permission is sought to demolish the existing dwelling house and replace with a

development of 7 units comprising a two storey block of 6x2 bed self contained apartments with basement and roof level accommodation, balconies and terraces, basement car parking and a concierge building. In addition, a further 2 storey 6 bedroom single family dwelling house incorporating bedroom accommodation in the roof and integral double garage to the rear of the proposed apartment development.

2.2 An independent access road to serve the 6 bedroom single family dwelling to the

rear is also proposed. 3. Planning history 3.1 There have been 2 previous planning applications relating to the application site,

summarised as follows:

i) TP/99/0821 - Part single storey, part 2 storey side and front extensions. Approved with conditions 27/7/99.

ii) TP/93/0216 – Erection of a 2 storey rear extension to existing house to

provide additional living accommodation and single storey swimming pool building. Approved with conditions 31/8/93.

4. Consultations 4.1 External Consultations 4.1.1 National Grid advises that their existing infrastructure (gas pipeline) may be

affected by the proposals. Should permission be granted they have requested notification.

4.1.2 The Duchy of Lancaster’s office advises that they do not have any specific

observations to make concerning the proposed development. 4.2 Internal Consultations

4.2.1 Traffic and Transportation does not object to the proposals subject to planning conditions to secure the upgrade of the eastern footway before occupation; and prior to commencement of any development details of access ramp into basement, hard surfacing, levels, parking and turning facilities, refuse and recycling facilities, wheel cleaning for construction equipment, electric charging points, cycle parking, and the securing of parking areas for use by private vehicles only. In addition a financial contribution of £10,000 has been requested towards improving existing pedestrian and cycling facilities in the area.

4.2.2 The Biodiversity officer has not objected to the proposals although would

recommend a planning condition to secure a suitable and updated bat survey should the development not commence before April 2013.

4.2.3 The Aboricultural Officer is satisfied with the impact of the proposals on existing

trees as considered in the Aboricultural Implications Assessment, Tree Protection Plan and Aboricultural Method Statement. However, planning conditions are recommended to secure a detailed landscaping scheme including trees replacement and protection of new planting for 5 years from the time of first implementation.

4.3 Public 4.3.1 Consultation letters have been sent to the occupiers of 21 adjoining and nearby

properties. In addition, notice has been displayed at the site. In response, 7 letters of objection and 3 letter of support have been received to date. Their respective comments are summarised as follows:

4.3.2 Objections

- The proposal for flats would enable other plots of similar size to do the same changing the character and appearance of the road;

- Balconies at the rear would overlook the garden of No.39; - Patio area built next to No.43 would not receive sunlight - Sunlight penetration to No.39 would be affected; - Flats would create a dangerous precedent; - Precedent should never be used as a material consideration; - Greater activity would result from having apartments both by pedestrians

and vehicles; - Windows would overlook gardens backing on to site from Lancaster Road

removing privacy enjoyed; - Reference to Beulah oaks is not a comparable case and is misleading; - The plot size does not have the capacity to accommodate 14 cars

accessing, exiting the site at manoeuvring within the site and as a result could lead to congestion on Beech Hill;

- Difficult to understand how cars using the separate access would be able to pass one another;

- 2 visitor spaces would be inadequate forcing people to park on Beech Hill; - It is not typical for properties on Beech Hill to have basement parking; - The proposals are not high quality or design led as stated; - Substantial detail appears to be missing; - The plot would become overdeveloped; - Loss of a valuable and viable family home to the area; - Impact on existing trees Is unacceptable; - The loss of quiet enjoyment as a result of construction traffic; and - Community and special character of Hadley Wood should be protected.

4.3.3 Support

- There would be no harm whatsoever in proposing a well designed apartment building next to an equally larger apartment development such as Beulah Oaks; and

- The proposals are similar in size and scale to existing single family dwellings

5. Relevant Policy 5.1 Local Plan - Core Strategy

SO2 Environmental sustainability SO4 New Homes SO8 Transportation and accessibility SO8 Natural environment SO10 Built environment CP3 Affordable Housing CP4 Housing quality CP5 Housing types CP20 Sustainable energy use and energy infrastructure CP24 The road network CP30 Maintaining and improving the quality of the built and open environment CP32 Pollution CP36 Biodiversity CP46 Infrastructure contributions

5.2 Saved Policies - Unitary Development Plan

(II)GD3 Aesthetics and functional design (II)GD6 & GD8 Traffic, access and servicing (II)H8, H9 Housing standards (II)T13 New/improved access points on the highway (II)C36 & C38 Trees

5.3 London Plan

Policy 3.3 Increasing housing supply Policy 3.4 Optimising housing potential Policy 3.5 Quality and design of housing developments Policy 3.8 Housing choice Policy 3.9 Mixed and balanced communities Policy 3.10 Definition of affordable housing Policy 3.11 Affordable housing targets Policy 3.12 Negotiating affordable housing on individual private residential and mixed use schemes Policy 3.13 Affordable housing thresholds Policy 3.14 Existing housing Policy 3.15 Coordination of housing development and investment Policy 3.16 Protection and enhancement of social infrastructure Policy 3.18 Education facilities Policy 5.1 Climate change mitigation Policy 5.2 Minimising carbon dioxide emissions

Policy 5.3 Sustainable design and construction Policy 5.7 Renewable energy Policy 5.13 Sustainable drainage Policy 5.15 Water use and supplies Policy 5.17 Waste capacity Policy 6.3 Assessing effects of development on transport capacity Policy 6.4 Enhancing London’s transport connectivity Policy 6.9 Cycling Policy 6.10 Walking Policy 6.12 Road network capacity Policy 6.13 Parking Policy 7.1 Building London’s neighbourhoods and communities Policy 7.2 An inclusive environment Policy 7.3 Designing out crime Policy 7.4 Local character Policy 7.5 Public realm Policy 7.6 Architecture Policy 7.19 Biodiversity and access to nature Policy 8.1 Implementation Policy 8.2 Planning obligations Policy 8.3 Community infrastructure levy

5.4 Other Relevant Policy

National Planning Policy Framework The London Plan (July 2011) Interim London Housing Design Guide (August 2010) S.106 Supplementary Planning Guidance (November 2011)

6 Analysis 6.1 The main issues to consider are the principle of flats and back land development;

its impact on the established character and appearance of the area; the impact on existing and future residential amenities; impact on existing trees; parking, access and servicing; the sustainability of the proposals; planning obligations and Community Infrastructure Levy (CIL).

6.2 Principle 6.2.1 The NPPF and London Plan advises that local authorities should seek to deliver

a wide choice of high quality homes, widen opportunities for home ownership and create sustainable and inclusive and mixed communities. In addition they advocate the efficient use of brown field sites provided that it is not of high environmental value. Policy 5 of the Core Strategy seeks to ensure that new developments offer a range of housing sizes to meet housing needs whilst ensuring that the quality and character of existing neighbourhoods is also respected.

6.2.2 In broad terms, the proposals would contribute to the strategic housing needs of

Greater London and increase the housing stock of the Borough. Therefore the proposals are considered to be consistent with the aims and objectives of both strategic and local planning policies.

6.2.3 Whilst local objections have been noted concerning the introduction of flat in this characteristically low density suburban location, provided that the proposals do not cause harm to the established character and appearance of the area, it is not considered a refusal on this ground could be supported.

6.2.4 There is evidence of back land (or development of rear gardens) along Beech Hill

and on Camlet Way, i.e., to the rear of Nos.39 and 41 and 53 and 67 Beech Hill. In light of these developments, it is considered that this in itself could not form a robust objection to the scheme. Nevertheless the proposals will be expected to respect the established character of Beech Hill having regard to density and scale, quality of design and appearance, impact on neighbouring amenities and parking provision.

6.2.5 Overall, the principle of providing additional housing on this existing residential

site is acceptable and therefore complies with Policy (II) GD3 of the Unitary Development Plan and Policies CP2 and CP5 of the Core Strategy. However this must have regard to other relevant policies within the Unitary Development Plan and Core Strategy that seek to in particular, to protect the established character and appearance of an area, the residential amenities of neighbouring occupiers, and safety of the highway.

6.3 Impact on the Character of the Area 6.3.1 Policy (II) GD3 of the Unitary Development Plan aims to ensure that a high

standard of design is achieved in all development. In addition Policy 7.4 of the London Plan states that developments should have regard to the form, function and structure of an area and the scale, mass and orientation of surrounding buildings.

6.3.2 The site area measures 0.3 hectares and the proposed development will have a

total of 33 habitable rooms, which equates to 110 hr/ha. Whilst the proposals would represent an increase in existing densities in the location it would still remain below the range that is suggested in the London Plan (150 hr/ha –200hr/ha) for this type of location, and accordingly is considered acceptable.

6.3.3 The surrounding area has various styles of buildings although the one consistent

theme that is typical of all properties in this location is the height of dwelling houses. As the road slopes upwards from east to west, the height of the houses are staggered in a consistent manner to mirror the gradient of this stretch of Beech Hill. The height of the block of apartments proposed to the front at approximately 10 metres from ground level would be equivalent to that approved and built at No.41 Beech Hill (adjoining to the site to the east) and lower than the apartments at Beulah Oaks (adjoining the site to the west). Similarly the proposed width and depth (at 23 metres and 26 metres respectively), including adequate spacing from both the east and west garden boundaries, would be consistent with other existing properties on Beech Hill.

6.3.4 In terms of private amenity provision, the apartment block would provide a

combination of balconies and communal landscaped garden areas that exceed the recommended standards set out in Appendix A1.7 of the Unitary Development Plan. Combining all these factors together with the retention of a common alignment with No.41 Beech Hill, it is considered that the proposals would continue to respect the spacious character and setting of Beech Hill. It is therefore considered that the proposed design and appearance taking into

account the height, bulk and mass, including private amenity provision, would maintain the existing character and appearance of Beech Hill. It would therefore complies with Policies (II) GD3 and (II) H9 of the Unitary Development Plan and Policy CP30 of the Core Strategy.

6.3.5 Turning to the proposed 6 bed family home, as stated previously, the introduction

of houses in rear gardens would not necessarily be out of keeping with the character of this part of Beech Hill. The proposed house would be sited approximately 38 metres from the rear of the apartment block and 80 metres from Beech Hill, measuring 9.35 metres in height, 25.3 metres in width and between 15-17 metres in depth. Whereas the building would be partially visible from views between the side of Beulah Oaks and No. 41 Beech Hill, this would not be uncommon when compared to other nearby garden developments in the vicinity. Moreover, due to its siting at the rear of the site and comparatively lower height to the proposed apartment block, it is considered that the harm to visual amenities within the immediate context of Beech Hill would be minimal.

6.3.6 With regard to private amenity provision, the property would be provided with

generous garden space that exceeds the recommendations set out in Appendix A1.7 of the Unitary Development Plan and the draft London Housing Design Guide. Overall, it is considered that the height, bulk, mass and setting would have an acceptable impact on the existing character and appearance of the site and wider area. It is considered therefore to comply with Policies (II) GD3 and II) H9 of the Unitary Development Plan and Policy CP30 of the Core Strategy.

6.3.7 The traditional design and articulated appearance of the apartment block

contributes significantly to its visual quality, whilst maintaining the external appearance of a single dwelling house. The palette of materials proposed equally vary, with a range of brickwork, reconstituted stone and soldier courses to the main elevations, clay roof tiles and a mix of small and large openings. It is considered that subject to the appropriate control of materials the general appearance of this building would be acceptable and would not be harmful to the visual amenities of the area.

6.3.8 The proposed 6 bed dwelling house would also be traditional in form with a neo

classical appearance. Similar materials as proposed for the apartment block would be used in the construction. Therefore, subject to an appropriate planning condition regarding materials, the appearance is considered acceptable and would not harm existing visual amenities.

6.3.9 Overall, the density and size, siting and appearance of the proposals would

respect the established character and appearance of Beech Hill and would not detract from it. Accordingly it is considered that the proposals comply with Policies (II) GD3 and (II) H9 of the Unitary Development Plan and Policy CP30 of the Core Strategy.

6.4 Impact upon the Amenities of Neighbouring Residential Occupiers 6.4.1 Policy (II) H8 of the Unitary Development Plan requires that all new residential

development has regard to maintaining privacy and preventing overlooking by ensuring that sufficient separation between buildings and boundaries is achieved in accordance with the standards set out in Appendix A1.7. Where possible, flank windows should be avoided.

6.4.2 The nearest occupiers most likely to be affected by the proposals are those of 41 Beech Hill, Nos. 1&3 Whitestone Close and Beulah Oaks. The impact between future occupiers of the development proposals is also relevant.

6.4.3 The property at No.41 Beech Hill is situated to one side and would be 4 metres at

its nearest part from the boundary. There would be no mutual overlooking as the main habitable windows have been restricted to the north and south elevations of the apartment block. Potential for overlooking from the private terraces closest to this side boundary would be restricted by 1.7 metre high obscured screens as shown on drawing no. 110209-3. Whilst overlooking of the garden area of No.41 and the properties to its rear at Nos.1&3 Whitestone Close would be possible from the first and second floor balcony areas, the views would be from distance and therefore, would not cause harm to their amenities. In terms of light and overshadowing, the apartments would share a similar front and rear alignment and would therefore not cause harm in this respect. The separation distance between No.41 and the proposed 6 bed family house would be in excess of 47 metres at it nearest point; more than double the minimum recommendation of 22 metres as set out in paragraph 12 of Appendix A1.7 of the Unitary Development Plan. Overall, the impact of the proposals on the amenities of the occupiers of No.41 and Nos. 1&3 Whitestone Close is acceptable and would therefore comply with Policy (II) H8 of the Unitary Development Plan.

6.4.4 Some of the apartments in Beulah Oaks front onto the western garden boundary

of the application site from a distance of 18 metres. The extent of overlooking from the proposed block of flats to the occupiers of Beulah Oaks would be limited by a combination of separation from the side boundary, existing and proposed natural screening as well as further screening to the flanks of the private balconies/terraces. In respect of the impact of the relationship between the proposed single family dwelling house and the occupiers of Beulah Oaks, separation distances range between 25-30 metres and would exceed the minimum recommendations set out in Appendix A1.7 of the Unitary Development Plan. Accordingly, the impact on the amenities of the occupiers of this property is considered acceptable and would therefore comply with Policy (II) H8 of the Unitary Development Plan.

6.4.5 The four windows in the eastern flank of the proposed 6 bed dwelling house

would serve a lounge/living area and ensuite bathrooms and face onto No.1 Whitestone Close. Due to the siting and lack of windows on the opposite flank of this neighbouring property, the ground floor windows would not give rise to any mutual overlooking. The ensuite windows on the same elevation can be obscured by planning condition should planning permission be granted. In considering light and overshadowing, this property would share a common alignment, both to the front and rear, with No.1 Whitestone Close and consequently, the relationship is considered acceptable. Overall, it is considered that the proposed 6 bed dwelling would not unduly affect the amenities enjoyed by the occupiers with regard to light and privacy and therefore complies with Policy (II) H8 of the Unitary Development Plan.

6.4.6 The rear garden of 42 Lancaster Avenue adjoins the northern boundary with the

current application site. The impact of the proposed 6 bed family dwelling on the amenity of these occupiers would be minimal due to the significant separation. As such the amenities of these occupiers would not be harmed.

6.4.7 With regard to the amenities of future occupiers, the separation between the proposed apartments and proposed family dwelling house would exceed the 22 metres set out in paragraph A1.7 of the Unitary Development Plan. The extent of mutual overlooking is therefore acceptable and would not unduly prejudice the standard of accommodation having regard to Policy (II) H8 of the Unitary Development Plan.

6.5 Access, Parking and Servicing 6.5.1 There will be two separate access points to serve each development from Beech

Hill. This arrangement would not prejudice the safety of the highway and is therefore considered to be acceptable. The concerns from neighbouring residents relating to the insufficient width of the western access road to accommodate two vehicles passing each other cannot be supported as the level of traffic using it would not be significant enough to warrant a wider road. Whilst detailed design of the access points has not been provided at this stage, this matter could be secured via an appropriately worded planning condition should planning permission be granted.

6.5.2 Parking for the apartment block would be accommodated within the basement

area whilst a double garage would be provided for the property to the rear. Table 6.2 in The London Plan recommends parking standards of less than 1 parking space for 1 or 2 bedroom units and 2-1.5 spaces for 4 or more bedroom units. It is recommended that all new development with good public transport accessibility should aim for less than one parking space per unit. Furthermore, 20% of all parking spaces should be provided for electric vehicles with an additional 20% passive provision for electric vehicles in future.

6.5.3 A total of 12 car parking spaces, of which 2 are designated as disabled spaces,

and a further 2 motorcycle spaces, would be provided within the basement area of the apartment block. Cycling storage has also been provided and 6 of the parking spaces would accommodate electric charging points. The overall level of parking and cycling provision including electric car charging would exceed the recommendations in Table 6.2 of the London Plan. Equally, the parking provision for the property at the rear would also exceed the recommendations set out in Table 6.2. The level of car parking and cycling provision for both developments is thus considered acceptable, having regard to Policies (II) GD6 and (II) GD8 of the Unitary Development Plan and Policy 6.13 of the London Plan.

6.5.4 The communal refuse and recycling storage facility for residents of the apartment

block located at the front adjacent to the eastern boundary is acceptable. Similarly, the temporary bin collection point designated within the access of the western access drive for the 6 bed property is also acceptable in terms of siting and effect on amenity. Accordingly, the proposed refuse and recycling storage and collection arrangements comply with Policy (II) GD3 of the Unitary Development Plan.

6.5.5 The advice to install dry risers within the site to mitigate the lack of a sufficient

turning head for a fire vehicle for the property at the rear would normally be secured under the building regulations. Notwithstanding this, an informative can be included on any permission that may be granted.

6.5.6 Overall the access, parking and servicing arrangements for the proposed

development is considered acceptable having regard to Policies (II) GD3, (II)

GD6 and (II) GD8 of the Unitary Development Plan and Policy 6.13 of The London Plan.

6.6 Impact on trees and wildlife 6.6.1 The application is supported by a suite of aboricultural reports comprising an

implications assessment, tree protection plan and method statement. The proposals would involve the removal of 18 of a total of 33 trees including the further removal of 3 out of 7 identified tree groups. The aboricultural assessment identifies these trees as either dead, or poor to fair and therefore, no objection is raised to their removal. Notwithstanding this and taking into consideration the comments of the Council’s Aboricultural Officer, a detailed landscaping scheme including replacement tree planting should be secured having regard to enhancing the aboricultural quality and amenity of the site.

6.6.2 The ecological report submitted concludes that the risk to bat roosts and other

protected species is low. Whilst these conclusions have not been objected to by the Biodiversity Officer, given the suitability of the location, it is recommended that should the development not commence before April 2013, an updated bat survey would be recommended. Additional ecological enhancements identified in the report should also be secured by condition should planning permission be granted.

6.6.3 Overall the impact of the proposals on existing trees and wildlife is considered

acceptable subject to the appropriate conditions. It is therefore complaint with Policies (II) GD3 and (II) C36; and Policy CP36 of the Core Strategy.

6.7 Sustainable Design and Construction 6.7.1 Policies 3.8 and 5.2 of the London Plan and Policy CP4 of the Core Strategy

seek to ensure that all new homes are built to exceed Level 3 of the Code for Sustainable Homes. In addition, 10% of all new homes completed in the Borough should be designed to Lifetime Homes standards. Lifetime Homes standards would ensure that new housing would meet the requirements of a wide range of households, including families with push chairs, wheelchair users and allow for adaptability in future.

6.7.2 The applicant’s pre-assessment statement indicates that the proposals would

achieve a minimum Code Level 3. In addition all of the apartments and the single family house have been designed to meet Lifetime Homes requirements.

6.7.3 Overall the proposals are sustainable in their design and construction

demonstrated by the achievement of a minimum code Level 3 and the requirements of Lifetime Homes. Therefore the proposals comply with Policy CP4 of the Core Strategy and Policies 3.8 and 5.2 of the London Plan.

6.8 S.106 Agreement and Community Infrastructure Levy (CIL) 6.8.1 A detailed viability report was submitted by the applicants in respect of assessing

the schemes potential to provide financial contributions towards the Council’s identified key priorities as set out in Policy CP36 of the Core Strategy and the Mayoral CIL. The following contributions would be generated having regard to the s.106 SPD:

i) Affordable housing = £724,845

ii) Education = £11,135.88

iii) Transport = £10,000 requested towards improving cycle and pedestrian facilities in the area.

iv) Monitoring fee of 5% of total value of contributions = £37,299.04

Overall total of contributions including monitoring fee = £783,279.92 6.8.2 The Mayoral CIL was introduced in London to fund strategically important

infrastructure. This development would be liable for CIL although the Council would not retain any of the monies generated. The calculation towards the Mayoral CIL has been calculated as = £23,660

6.8.3 The applicant’s initial assessment indicated that the scheme would be unviable

although offered to make a nominal contribution of £23,316 towards s.106 priorities. However following an independent assessment of the viability report, it was concluded that a total financial contribution amounting to £446,000 (which also includes the CIL obligation) can be made. This amount has been agreed by the applicants and apportioned in the following way:

i) Affordable housing: £377,667 to be paid in three separate instalments ii) Education: £11,135.88 iii) Transport: £5618.56 iv) Public realm: £5618.56 iv) Monitoring Fee: £22,300 v) Mayoral CIL: £23,660

6.8.4 Having regard to the relevant tests for seeking planning obligations as set out in

paragraph 204 of the NPPF and the overall value of the contributions compared to that initially offered, the proposed package is considered acceptable. The apportionment of contributions and the timing of these payments can be negotiated should planning permission be granted. Overall the proposals comply with Policy CP3 and CP46 of the Core Strategy.

6.9 Conclusion 6.9.1 The proposals will deliver a total of 6 new residential properties with generous

internal space standards and sufficient amenity space. Consideration has been given to the layout, massing and scale of the proposed development, the detailed design within the context of the site, the adjoining environment and surrounding buildings. It is considered that the development would have an appropriate density and would not have a harmful impact on the established character and appearance of the area. The architectural design provides a high quality traditional style with a varied palette of materials and would blend well with the immediate and surrounding context. In addition, it is considered that the development has carefully considered the need to protect adjoining residential amenities in terms of light, overshadowing and overlooking in order to ensure that existing privacy and amenity is preserved. The development also provides an appropriate level of parking having regard to the development and location.

6.9.2 Overall it is considered that the proposed development is in general conformity with strategic and local planning policies. Approval is therefore recommended for the following reasons:

1. The proposed development, having regard to the density, size, siting and

design of the proposed properties, the position of the access road and the opportunity to provide new planting, has appropriate regard to its surroundings, the character and appearance of the area and the amenities of the occupiers of adjoining properties. In this respect the development complies with Policies (II) GD3, (II) H8, (II) H9 of the Unitary Development Plan.

2 The proposed development makes provision for appropriate access and

servicing to and within the site and will not give rise to conditions prejudicial to the safety and free flow of traffic on the adjoining highway. In this respect the development complies with Policies (II) T13, (II) GD6 and (II) GD8 of the Unitary Development Plan.

3 Subject to the conditions imposed, the proposed development has

appropriate regard to existing trees on the site and provides opportunity for replacement planting. In this respect the development complies with Policy (II) C38 of the Unitary Development Plan.

7. Recommendation 7.1 That subject to the completion of the S106 Agreement to secure the contributions

set out in this report, the Head of Development Management/Planning Decisions Manager be authorised to GRANT planning permission subject to the following conditions

1 C60 Approved plans 2 C7 Details of materials 3 C9 Details of hard surfacing 4 C10 Details of levels 5 C11 Details of enclosures 6 C14 Details of all vehicular accesses 7 C15 Private vehicles only – garages

8 (NSC) The basement parking area forming part of the development shall

only be used for the parking of private motor vehicles and shall not be used for any other purpose.

Reason: To ensure that the development complies with Unitary Development Plan Policies and to prevent the introduction of activity which would be detrimental to amenity.

9 C21 Construction of servicing area

10 C22 Wheel cleaning 11 C24 Obscure glazing –in east and west flank elevations of the

proposed apartment block. 12 C25 No additional fenestration

13 (NSC) That prior to any works commencing in relation to the provision of parking hereby approved, details, including siting, of electric vehicular charging points to be provided in accordance with London Plan standards (minimum 20% of spaces to be provided with electric charging points and a further 20% passive provision for electric vehicles in the future) shall be provided to the Local Planning Authority for approval in writing. All electric charging points shall be installed in accordance with the approved details prior to first occupation of the development and permanently maintained and retained.

Reason: To ensure that the development complies with the sustainable development policy requirements of the London Plan.

14 C51a Time limited permission

15 (NSC) Should development not commence prior to April 2013 an updated bat survey is to be undertaken (by an appropriately qualified ecologist) and the results submitted and approved in writing by the Council. Should bats or evidence of bats be found no development is to commence until the relevant licence(s) have been obtained from the Statutory Nature Conservation Organisation (Natural England). Reason: To ensure that bats are not adversely impacted upon by the development. 16. Ecological enhancements (other) 17. (NSC) No works or development shall take place until a specification of all proposed tree planting has been approved in writing by the Local Planning Authority. This specification will include details of the quantity, size, species, position, tree pit design and the proposed time of planting of all trees to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape should be similarly specified. All tree, shrub and hedge planting included within that specification shall be carried out in accordance with that specification and in accordance with BS 3936 (parts 1 & 4); BS 4043 and BS 4428. The scheme as approved shall be fully implemented and completed before any unit hereby permitted is first occupied. Reason: To screen, preserve and enhance the development and ensure adequate landscape treatment in the interest of amenity. 18. (NSC) If within a period of 5 years from the date of planting of any tree that tree, or any tree planted in replacement for it, is removed, uprooted, destroyed or dies, (or becomes in the opinion of the Local Planning Authority seriously damaged or defective), another tree of the same species and size originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variations. The Council considers 5 Years enough time for the trees to become properly established. Reason: To ensure successful establishment of new planting. 19. (NSC) No works or development shall take place until full details of the soft landscaping proposals have been submitted to and approved by the Local Planning Authority. Soft landscape details shall include:

Planting plans Written specifications (including cultivation and other operations associated with plant and grass establishment) Schedules of plants and trees, to include native and wildlife friendly species and large canopy trees in appropriate locations (noting species, planting sizes and proposed numbers / densities). Trees are to as a minimum include those shown on P15 of the Arboricultural Implication Assessment [Patrick Stileman Ltd Arboricultural Consultancy dated 26th March 2012 reference no. DS13021201] and shrubs are to include species given within Appendix 6. of the submitted ecological report [Windrush Ecology Limited, dated 12/03/12, reference W504_rep_12-03-12] Implementation timetables. Biodiversity enhancements as a minimum to include those described in section 5.2.4 of the submitted ecological report [Windrush Ecology Limited, dated 12/03/12, reference W504_rep_12-03-12], i.e.: log pile or other dead wood habitat features; bat boxes on trees or the exterior of the new buildings; integrated bat roosting features such as bat bricks/bat tubes within the fabric of the new buildings; sensitive external lighting and bird boxes on trees and/or buildings Specifications for fencing demonstrating how hedgehogs and other wildlife will be able to continue to travel across the site (gaps in appropriate places at the bottom of the fences) Reason: To ensure the provision of amenity, and biodiversity enhancements, afforded by appropriate landscape design 20. (NSC) All flank screens to balcony/terrace areas as shown on drawing no. 11 0209-3) shall be obscured and retained in perpetuity. Reason: To preserve the privacy of neighbouring occupiers. 21. Development shall not commence until details, including sections and levels of construction of the proposed access ramp to the car park are submitted to and approved in writing by the Local Planning Authority. The access ramp shall be constructed in accordance with the approved details. Reason: in order to ensure convenient access in compliance with Unitary Development Plan Policy. Reason – To ensure a satisfactory means of access to the basement parking area is secured. Directives 1. The works on the highway to improve condition of the accesses onto Beech Hill can only be undertaken by the Council in its capacity as local highway authority. The applicant is therefore advised to contact the Council's Highway Services Department (020 8379 3421) to discuss the necessary agreements to undertake the highway works. 2. The applicant is informed that provision of the adequate and improved access for this proposal is seen as essential element of the scheme. The works to facilitate this, including the provision of the new heavy-duty access, resurfacing of the western access, removal/relocation of the adjacent street light column will be undertaken by the Council’s Highways Services Team at the applicant’s expense.

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