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LONDON BOROUGH OF WALTHAM FOREST

Committee/Date: Planning 20th January 2011

Application reference: 2010/1047

Applicant: Solum Regeneration Ltd

Location: Land at Station Approach, Walthamstow E17 incorporating 1-5 and 10 Station Approach, 272 – 274 Hoe Street and land forming station car park (part).

Proposed development: A mixed use development, comprising 69 residential unites (Class C3), 99 room hotel (Class C1), 472 sq.m. shops/office/restaurant (Classes A1, A2, A3), 39sq. m. taxi office, 42 sq.m. community / commercial space (Classes A1, A2, A3, D1), pedestrian access to Edison Close and associated parking, amenity space, access, landscaping and boundary treatments.

Wards affected: High Street & Markhouse

Appendices: None

1 RECOMMENDATION 1.1 Grant planning permission in principle, subject to no adverse

comments being received from the GLA as a result of the Stage 2 referral under the Town & Country Planning (Mayor of London) Order 2008, and subject to completion of a legal agreement as set out in section 11 of this report.

2 SUMMARY OF REASONS FOR RECOMMENDATION 2.1 In considering this application the Local Planning Authority has had

regard to a range of submissions made with the application and subsequent amendments and responses to consultations from statutory and non-statutory consultees, public bodies and organisations and from interested third parties including local residents, residents groups and local amenity organisations. The Local Planning Authority recognises that the proposals raise a number of significant issues of concern and that the merits of the development are finely balanced. It is considered that the proposals are appropriate in scale to the location and will be of a high quality design to justify a landmark building of this type, broadly in accordance with the objectives of planning policy for development in this location. The development will bring considerable regeneration benefits to the area in terms of investment in new housing and commercial floorspace (including the proposed hotel), increased local employment opportunity and will facilitate the establishment of a direct pedestrian and cyclist link between Walthamstow Central and Queens Road Stations. Significant improvements will also be made to the public realm. New housing will be provided to a density and internal standard that meets relevant guidance to ensure a good standard of

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accommodation for future occupiers. In terms of traffic generation, the residential element has been designated as car free and future occupiers will not be entitled to permits for the controlled parking zone; in all other respects the level of vehicle activity arising from the completed development will not have a substantive impact on the local highway network. The proposals provide substantial increases in the availability of safe storage for cycles for residents and station users, consistent with policy objectives on promoting alternatives to car travel. The development meets its objectives in respect of mitigating against climate change and in securing access for all users, including those with disabilities, to the buildings and public areas. Regard has also been had to concerns over safety and security of users of the site and surrounding occupiers. The Council has carefully considered the impact of the development on surrounding residents and has concluded that the overall level of harm caused to amenity is not sufficient to outweigh the benefits that arise from granting planning permission. Wider impacts of the development have also been assessed and the contribution and various commitments secured will assist in the delivery of wider infrastructure and community benefits to support the development. In reaching its decision, the Local Planning Authority has had regard to the adopted Waltham Forest Unitary Development Plan 2006, specifically policies SP1, SP2, SP3, SP4, SP6, SP7, SP8, SP13, SP18, INB15, HSG4, HSG5, HSG6, HSG9, HSG10, TRL4, TRL5, TRL12, TRL13, GCS1, TSP1, TSP4, TSP5, TSP7, TSP8, TSP9, TSP17, ENV22, ENV 23, BHE1, BHE2, BHE3, BHE4, BHE5, BHE6, BHE7, BHE9, BHE10, BHE17, WPM7, WPM9, WPM10, WPM11, WPM19, WPM20, PSC1, PSC2, PSC3, Appendices 1 and 2 – Car parking and cycle parking standards., the London Plan 2008, the Sustainable Communities Strategy 2008, The Vision for Walthamstow Town Centre – Interim Planning Policy Framework 2008, Planning Obligations Supplementary Planning Document 2008, Urban Design Supplementary Planning Document 2010 and relevant national planning policy.

3 REASONS REFERRED TO COMMITTEE 3.1 This application is being referred to committee for decision because:

• A Member of the Council has requested Committee consideration • Major matters of planning policy are involved • There is significant public interest • The matter is considered to be contentious or controversial • The matter is of such importance that it has been referred to

Committee by officers

4 DETAILS OF PROPOSAL AND SURROUNDINGS 4.1 The application relates to a site comprising elements of the

Walthamstow Station car park and land buildings comprising part of Station Approach, being land to the west of Hoe Street, north of Priory Avenue and south of Walthamstow Station and the over ground railway line. The site has an area of 0.52 hectares and includes all buildings at

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the eastern end of the site which comprise small, single storey commercial buildings and a Council built commuter cycle store; a compound containing temporary operational buildings of the railway operators sited immediately south west of the station, and part of the existing commuter car park, including all land along the full length of the southern site boundary. The application site excludes all station buildings, the western portion of the car park (around 0.37 hectares) extending to the boundary with properties in Edison Close, and a vehicle repair garage occupying land along the southern site boundary extending to the rear of 2-34 Priory Avenue.

4.2 The proposals have been substantially altered during the processing of the application. At the time of the original submission, the development proposed included a frontage block of 10 – 13 storeys height and a second block of 5 – 9 storeys and proposed an 88 room hotel; and 85 residential units.

4.3 The application now before Members follows the broad principle of the original brief but has sought to respond to issues arising from both statutory and non-statutory consultation responses. Development of the site is constrained by a number of physical factors. Primarily, the tunnels of the Victoria Line terminate beneath the site and a ventilation shaft serving these, with its own tunnel network lies on the south side of the existing car park. A building exclusion zone over and either side of the tunnels exists of in each case around 10 metres width. Further, health and safety issues arising from the over ground railway where a 4.5 metre building exclusion zone is also applied.

4.4 The scheme therefore comprises two buildings, set outside these primary exclusion zones and built either side of a new central public square forming the entrance to the station. The eastern most building, Block A, contains the taller element of the development. Abutting the Hoe Street boundary, the building rises 14 storeys before stepping down to 8 storeys, the upper floor being set back. The taller element includes the hotel with 99 rooms, accessed from an entrance in Station Approach. The hotel reception and restaurant facilities are located on the first floor and the accommodation is provided with 9 rooms on each floor above. The ground floor includes two independent retail units.

4.5 The remaining 8 storey element of Block A comprises commercial and residential space. Two retail units are proposed at ground floor as well as the entrance to the residential element, bin and cycle stores and plant room. The upper floors provide 34 residential units.

4.6 The western building, Block B, is designed to rise to the north in three primary elements. To the south, closest to properties in Priory Avenue, the building is six storeys high although at ground and first floor the building is open to accommodate access through to the remainder of the site. The building then steps up first to seven storeys and then to eight where it adjoins to railway. At ground floor, the building includes the entrance to the residential accommodation facing onto the public square, a small non–residential spaces, identified as potentially accommodating a taxi office and a community meeting room, refuse

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and cycle stores and plant rooms. The upper floors provide 35 residential units, including the larger family accommodation. An amenity deck is provided at first floor level at the rear of this building which includes a children’s play area.

4.7 The scheme also includes the introduction of a pedestrian link through to Edison Close at the western end of the site. This route forms part of a longstanding objective to achieve a direct pedestrian link between Walthamstow Central and Queens Road stations The land will include parking spaces along the southern site boundary, an access road serving the retained station car park (with separate points of access / egress at each end and a pedestrian route incorporating lighting and CCTV coverage. The footway element will be a minimum of 2 metres wide.

4.8 Further extensive investment in the public realm is being proposed. In addition to the pedestrian link, the new public square is designed around its function as the primary access to the station. The space will be centred around a new public art feature centrally placed to incorporate directional information The area around the square will include external seating areas to serve commercial units abutting and landscape enhancements designed with variation in surface materials to provide visual interest. The other key function of the space as a pick up and drop off point will be accommodated within this strategy.

4.9 Provision is also made to replace the existing cycle store serving the station. The new facility will be located on the south side of the central square and will accommodate 80 cycles, double the capacity of the existing facility. These will be enclosed structures with security as featured in the existing facility.

4.10 Car parking areas abut much of the southern boundary of the site. Included within this are 10 disabled parking bays to serve the hotel and the residential blocks (a further 6 such bays are provided within the reconfigured access to the station car park). Other parking bays are identified to serve existing and retained adjoining uses, some of whom have rights of access over the site (i.e. the vehicle repair site, Barclays Bank on the southern corner of Station Approach), parking for taxis and provision for a car club. Remaining parking bays along the site boundary will be available for commuters. Other than the disabled bays referred to above, no specific parking will be provided for residents or the hotel, and it is proposed to introduce restrictions to prevent in particular resident parking overnight in the station car park.

4.11 A wide range of supporting documents accompany the application, as under:

• Affordable Housing Statement – details how the revised scheme will meet Waltham Forest and GLA targets for delivery of affordable housing.

• Air Quality Assessment – notes that there are sensitive receptors to poor air quality and seeks to assess how best to protect these.

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Concludes that the development itself should not impact on air quality at the site.

• Building for Life Assessment – assesses the development against the criteria laid down within the CABE assessment scheme, and how the development would meet the highest ‘very good’ category.

• Code for Sustainable Homes pre-assessment – a detailed report on how the development can through construction techniques achieve the desired Code for Sustainable Homes level 4 standard

• Design and Access Statement – assesses site location and context and design rationale. An addendum dealing with changes to respond to earlier objections was submitted with the revised scheme.

• Ecological and Arboriculture Assessment – no protected species have been identified as present on the site, indicating a negligible ecological impact. A net increase in the level of tree planting and landscaping is proposed.

• Energy Statement – details energy efficiency measures being incorporated into the development to meet Building Regulation thermal specifications and benefits from use of combined heat and power technology.

• Flood Risk Assessment – the site has been identified as lying in Flood Zone 1 and is suitable for the development proposed.

• Geotechnical Report – deals with foundation construction in the light of the site constraints and concludes detailed investigation of ground conditions is appropriate to determine the extent of contaminants.

• Noise and Vibration Report – identifies potential noise and disturbance sources that may affect the development and how these may be mitigated.

• Planning & Regeneration Statement – an overall summary of all the documents accompanying the application and the case for supporting the development, including relevant national and local policy considerations, regeneration benefits and assessment of planning contributions.

• Site Services Report – concludes that there are no constraints to development arising from services running through the site, and that service connections are available from Hoe Street.

• Site Waste Management Plan (SWMP) – notes this is now a legal requirement under SWMP Regulations 2008 and is subject to detailed agreement between applicant and contractors as the development progresses.

• Statement of Community Involvement – details pre-application consultation with the public, the Council and other public bodies.

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• Surface and Foul Water Drainage Report - confirms that negotiations with Thames Water have resulted in drainage strategies being agreed in principle

• Sunlight, Daylight and Shadowing Report – demonstrates how the development measures against the accepted BRE standards. It concludes only 4 properties will not fully meet the standard, of which 2 already do not. And that there will be no increase in permanent shadow on neighbouring land.

• Sustainability Statement – details measures to meet local sustainability and renewable energy targets, including measures to achieve Code for Sustainable Homes Level 4. A revised report confirms the amended scheme meets the same objectives.

• Transport Assessment – assesses implications for road traffic arising from the development, revised with the amended scheme.

• Wind Study – studies the impact of wind on the area as a result of development and resulted in alteration to the location of some building entrances.

5 RELEVANT SITE HISTORY 5.1 A number of minor applications relating to the shop units on the site

have been submitted over a number of years, but are not relevant to the development.

5.2 In April 2010, an Environmental Impact Assessment (EIA) Screening Opinion was requested for development comprising a 99 room hotel, 87 residential units and 670 sq.m. commercial space. It was concluded that the level of development did not require a full EIA.

6 PUBLIC CONSULTATIONS 6.1 Around 800 properties in the surrounding area, including all properties

in the immediate vicinity of the site were notified directly of the application. A press notice and site notices were also displayed.

6.2 Further publicity of the application arose independently. The applicants press release with images of the development was published in the Waltham Forest Guardian in September and separate leaflets were distributed at and around the station area by the applicants and local objectors.

6.3 A total of 98 objections were received from individuals and local organisations. The majority (30) came from residents of Priory Avenue with the remainder from addresses both in the local area and from the wider Walthamstow and Leyton post code areas. Both the Waltham Forest Civic Society and the local residents groups Priory Avenue Residents Association and Cleveland Park Residents Association were amongst the objectors.

6.4 All previous objectors were notified directly of the submission of the revised scheme, the applicants distributed a further newsletter and the

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WF Guardian again included a report on the submissions. A further 45 comments have been received, the majority from previous objectors maintaining their objections and others from 11 new objectors. The Civic Society, Priory & Cedars Avenues Residents Association and Cleveland Park Residents Association all confirmed their continued objection. Further objection were also received from the Walthamstow Village Residents Association and from the Waltham Forest and Redbridge Green Party.

6.5 A number of themes emerge from the comments as under, matters are dealt with under the Key Planning Considerations section unless otherwise commented on:

• Scale, height and massing – most respondents refer to this issue, particular concerns arise around the overall height of all buildings but particularly the hotel element, the fact this will be the tallest building in the centre, substantially taller than The Point (adjoining the bus station) and the height of the building in relation to Hoe Street. It is argued that the scale is particularly out of character with the low rise nature of development in the area. Several respondents draw attention to the Vision for Walthamstow Town Centre Interim Planning Policy Framework (2008) and the Urban Design SPD (2010) in their comments, particularly the support given by local residents to the proposals in the former for lower rise development. Further, with particular reference to the frontage element, this is seen to be unduly prominent, dominating and overwhelming Hoe Street where the building abuts the site boundary; comments include suggestions that any taller buildings should be set further back from the road frontage to provide a public space at the frontage, or that taller buildings should be set further into the site, beyond lower buildings that reflect the existing scale along Hoe Street. A substantial number of objectors argue that Walthamstow is characterised by its low rise, Victorian form and the introduction of taller buildings will dominate the area to the detriment both of the essential character and architectural form.

• Design quality – objectors consider the overall design quality to be poor. The original design concept is criticised as being poorly conceived and providing repetitive facades. The revised design is variously described as bland, derivative and lacking in distinctive character or any substantive reference to local character or architectural style. Residents draw attention to comments made by CABE, particularly on the original scheme (see Other Consultation Responses below)

• Viability / quality of the public space – a range of comments have been made specifically relating to the public square. The height of the buildings either side are seen to dominate the space, potentially causing overshadowing and a wind tunnel effect, impacting on its attractiveness for users and impacting on the viability of the commercial units within the space. Viability is further questioned as the southern entrance to the station is seen more as a ‘passing through’ space rather than a destination. Careful design and

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management of the central space and access will be required to ensure that it remains a properly designed shared space and does not become dominated by taxis, service vehicles and cars dropping off and picking up from the station. Objectors question whether the space will provide a meaningful, attractive and viable link to the rest of the town centre rather than simply being a station access.

• Impact on station building – concerns are raised at the physical impact on the locally listed station building , the development is seen as obscuring views of the building, particularly from Hoe Street, and the height of buildings will dominate the building when viewed from the square.

• Impact on surrounding residential properties – a number of specific issues relating to direct impact on immediately surrounding residents are raised; these include overshadowing and loss of light, overlooking and loss of privacy arising from windows, balconies and the raised shared amenity area to Block B, visual impact of the buildings and general loss of view and outlook, noise both from general activity and from plant and machinery within the scheme, impact on local infrastructure, effect on property values and disturbance during construction. Comment – Members will be aware that the effect on property values specifically is not a material consideration, although the reasons for any such impacts may be, and that construction disturbance is controlled under other legislation All plant and services are located on the northern side of the development, away from immediately adjoining residents and are not expected to be a sourc4e of disturbance.

• Parking / traffic issues – Concerns are raised in respect of general traffic activity arising from the scheme and how this will impact on existing congestion in this part of the town centre, whether the hotel is viable without parking, and general issues around car free residential development and the lack of parking for residential occupiers..

• Housing Quality / Mix – Comments have been made about the general quality of the residential accommodation, in terms of the proximity of the development to the railway, internal floor space and the overall level of amenity space for residents. The high proportion of 1 and 2 bedroom units is also questioned particularly in the context of the Borough’s housing need priorities for family accommodation.

• Pedestrian link – Residents are concerned at the implications for security arising from the establishment of the pedestrian link through the site to Queens Road station. Concerns relate to security of gardens backing on to the route, and general community safety for users of the route.

• Lack of comprehensive development proposals – Objectors are critical of the fact that the application relates to only part of the car park site. Concerns arise from the uncertainty as to the form of any future development on the remainder of the site and the potential for an extended period of disturbance for local residents from a future

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second phase of construction. Comment – officers have sought a more comprehensive development during previous negotiations but a number of issues prevent the remainder of the site coming forward at this time, not least the fact that Network Rail’s contract with the Train Operating Company on this line includes a requirement to have a car park of the size being currently retained available.

• Regeneration benefits of a hotel and commercial space – Comments have been made in respect of the benefits to the area arising from the hotel in particular and from the other commercial space. Questions are raised as to the quality of jobs being created, many being part-time, low paid cleaning and waiting roles and whether these are of sufficient quality to justify the development on economic regeneration grounds. The contribution of the hotel to the wider local economy is also questioned, whether there is a sufficiently diverse and attractive evening economy for hotel guests to want to stay in the area in the evening or whether they are likely to use this as a base for evening trips into London by rail.

• Integration of residential community – Questions are raised as to whether the residential element of the development will be seen as integrated with the local community. It is argued that the siting of the hotel on the road frontage will act as a barrier to such integration.

• Loss of existing buildings and uses – There are a number of established businesses existing on the site in buildings that are considered by some respondents to reflect the character of the area, most of which will be lost if development proceeds. Particular reference is made to the garage / repair centre located on the southern site boundary and to the existing mini-cab office. Regard should be had both to the community function served by these users, and the economic loss that will arise from the loss of the existing businesses. Comment – it should be noted that the garage is not part of the application site and will remain on the site. The revised plans include facilities for a taxi office to serve the station.

• Lack of improvements in connectivity to the Victoria Line – it is suggested that additional capacity needs to be included, in terms of gaining access to the Victoria Line platforms by replacing the fixed staircase with an additional escalator. Comment – the station is outside the application site and any such improvements, if justified, would need to be met from s106 contributions.

• Publicity / consultation – Residents are critical of the applicants pre- and post-submission consultations. Prior to submission, residents consider they were not given a proper opportunity to be involved in the evolution of the scheme, the public exhibition being held late in the design process. Post submission, publicity has been somewhat misleading, images of the scheme used on publicity material have not shown the full height of the building, and opportunities for feedback have not included sufficient options to state concerns and objections. Comment – such consultation is entirely a matter for the applicants and is separate to the Council’s statutory consultation obligations. The

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Council’s consultations have not produced any expressions of support.

• Precedent for future development – A number of residents raised the important issue of precedent. Various comments were received stating that part of the reason many chose to live in the area was the general character and feel of the area created by the predominantly low rise buildings and a pattern of development that has been followed not only historically but also by most more recent development. Residents consider the precedent that will be established will set a tone for future developments in the town centre in particular, indicating a move towards acceptance of taller, bulkier buildings where future development opportunities arise and thereby gradually altering the primary character of the area.

• Sewer capacity – one resident raised the issue of sewer capacity. Comment – this is a matter for Thames Water and consideration under the Building Regulations.

• Right of access across site – the occupier of 40 Priory Avenue claims to have a right of vehicular access across the site via a gate in the rear boundary of his property which is used for regular deliveries. Comment – officers have visited the site and identified only a pedestrian gate at the rear of one property exiting directly onto the car park, with vehicles parked in front of it. No evidence has been produced of a legal right of access and in the event that such a right was established in the future, then a minor revision to the parking layout would be sufficient to maintain access. Other consultation responses

6.6 Greater London Authority and Transport for London – Officers from the GLA have been closely involved in the design evolution of the scheme. The revised proposals have been considered by the Mayor for London and it has been determined that the proposals overall do not comply with the London Plan. The mixed use development including the hotel is supported and the design principles in the revised scheme are generally supported, subject to further refinement of the hotel elevations. The residential density complies with London Plan policy, as do the broad transport principles of the general car free nature of the scheme, the level of cycle parking and the provision of the link to Queens Road station. The tenure split and unit mix in the residential element comply with London Plan policy and all units meet the space standards of the draft replacement plan. Noise standards can be met with appropriate conditions.

6.7 The GLA consider that there is insufficient detail at this stage to be satisfied that the scheme meets access requirements in terms of the tenure split for wheelchair housing and in the number of wheelchair accessible hotel rooms, in respect of the outdoor play space provided to Block B, and whether the level of affordable housing is appropriate (a viability assessment in this regard has subsequently been submitted.

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6.8 The development is not compliant with some of the climate change measures in the London Plan, the provision of separate energy centres to serve the hotel and two residential blocks is not in line with policy and that further water saving measures beyond those incorporated in the submitted proposals should be investigated.

6.9 Members should note that under the provisions of the Town & Country Planning (Mayor of London) Order 2008, should Members resolve to approve the application, it must be referred back to the GLA for further consideration as to whether it should be called in for determination by the Mayor.

6.10 CABE – CABE have at this stage only formally commented on the original submission, which was considered at a Design Review Panel. CABE viewed the site as being within a town centre (rather than a suburban) location. The mix of uses proposed was welcomed and it was considered that a case for a tall building could be made for a tall building in this location, with the Hoe Street end of the site being identified as the one area a taller building should be considered. Elsewhere, it was considered that the height of development needed to be reduced to achieve a more sympathetic scale, as identified in the Interim Planning Policy Framework for the area which CABE supported. However, in the original form, the blocks were considered to be visually damaging, over dominant of the station and having an unacceptable impact of residents in Priory Avenue. The architectural approach was heavily criticised, the attempt to replicate the terrace building form when stretched vertically to fit the height resulted in a badly proportioned design. CABE recommended that the development in this form should be refused. The revised scheme was due to go before a CABE design panel on 10th January and the outcome of this review will be included in an update report.

6.11 Metropolitan Police Crime Prevention Design Advisor – Primary concerns expressed by the CPDA relate to the pedestrian link to Queens Road. Comments emphasise the need for the route to be well designed to limit opportunities for crime, including appropriate landscaping, lighting and CCTV coverage, of which inadequate detail is supplied at this stage for detailed comments to be made. It is recommended that the pedestrian link is not bought into use until the remainder of the development is complete. With regard to residential cycle stores, it is recommended that these be accessed internally and be compartmentalised where possible to engender ‘compartment ownership’ and familiarity with other users. Further detailed comments are submitted on secured by design issues and security measures to entrances.

6.12 London Fire and Emergency Planning Authority – The Brigade is satisfied with the fire access arrangements, subject to detailed design compliance with Building Regulations.

6.13 Environment Agency – The proposals are deemed acceptable in principle, subject to conditions relating to foundation design and contamination remediation.

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6.14 English Heritage – The proposals are not seen to have an affect on significant historic archaeological assets having been subject to extensive truncation due to the railway, no further archaeological investigation is required.

6.15 Waltham Forest PCT – Comment that the development will generate demand for additional health facilities and seek an appropriate contribution towards funding these.

7 PLANNING POLICY CONSIDERATIONS 7.1 Adopted Waltham Forest Unitary Development Plan (2006)

The text of all policies listed below is appended to this agenda: SP1, SP2, SP3, SP4, SP6, SP7, SP8, SP13, SP18, INB15, HSG4, HSG5, HSG6, HSG9, HSG10, TRL4, TRL5, TRL12, TRL13, GCS1, TSP1, TSP4, TSP5, TSP7, TSP8, TSP9, TSP17, ENV22, ENV 23, BHE1, BHE2, BHE3, BHE4, BHE5, BHE6, BHE7, BHE9, BHE10, BHE17, WPM7, WPM9, WPM10, WPM11, WPM19, WPM20, PSC1, PSC2, PSC3, Appendices 1 and 2 – Car parking and cycle parking standards.

7.2 Consolidated London Plan (2008) 3A.1 – Increasing London’s supply of housing 3A.2 – Borough housing targets 3A.3 – Maximising the potential of sites 3A.5 – Housing choice 3A.6 – Quality of new housing provision 3A.7 – Large residential development 3A.9 – Affordable housing targets 3A.10 – Negotiating affordable housing in individual private residential

and mixed use schemes 3A.11 – Affordable housing thresholds 3A.13 – Special needs and specialist housing 3C.1 – Integrating transport and development 3C.2 - Matching development to transport capacity 3C.23 – Car parking 3C.3 – Sustainable transport in London 3D.8 – Realising the value of open space and green infrastructure 4A.1 - Tackling climate change 4A.3 – Sustainable design and construction 4A.4 – Energy assessment 4A.7 – Renewable Energy 4A.9 – Adaptation to Climate change

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4A.14 – Sustainable drainage 4A.18 – Water and sewerage infrastructure 4A.19 – Improving air quality 4A. 33 – Bringing contaminated land into beneficial use 4B.1 – Design principles 4B.2 – Promoting world class architecture and design 4B.3 – Enhancing the quality of the public realm 4B.5 – Creating an inclusive environment 4B.6 – Safety, security, fire prevention and protection 4B.9 – Tall buildings – location 5C.1 – Sustainability 6A.4 & 5 – Planning Obligations 7.3 GLA Housing SPG (2005) states that the density tables in the London

Plan should be applied flexibly in light of local circumstances, the need to secure quality affordable housing and a balanced mix to facilitate sustainable communities.

7.4 National Policies PPS1 – Delivering Sustainable Development PPS3 – Housing (June 2010) PPS12 – Local Spatial Planning PPS22 – Renewable Energy PPS23 – Planning and Pollution Control PPG13 – Transport PPG24 – Planning and Noise Circular 05/05 – Planning Obligations Community Infrastructure Levy Overview – November 2010.

Other Material Considerations Sustainable Communities Strategy (SCS) (2008)

7.5 The SCS sets out the Council’s strategy for change to take advantage of regeneration opportunities in the Borough and in the region generally in order to deliver sustainable communities. The strategy seeks to manage population growth and change by improving housing quality and choice, creating a more economically balanced population, cultivating civic cohesion and responding to climate change. Creation of wealth and opportunity for residents by providing skills and confidence to work towards full employment, and seek to retain more wealth in the Borough by creating vibrant town centres, improving the quality of public spaces and improving community safety.

Urban Design Supplementary Planning Document (February 2010) 7.6 This detailed guidance has been produced with the objectives of raising

the quality of design within the Borough and improving local character

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in all new developments. It argues that good design brings a number of significant benefits by adding economic, social and environmental value, helps to deliver places accessible to all, benefits all stakeholders and contributes to delivering sustainable communities. The Vision for Walthamstow Town Centre – Interim Planning Policy Framework – May 2008

7.7 This guidance arose from work done by the Prince’s Foundation for the

Built Environment and sought to establish a broad strategic plan for development in Walthamstow Town Centre. It aims to create a vibrant social, economic and environmentally sustainable town centre built on the strong foundations of cultural diversity and local character. It sees new, innovatively designed mixed use developments being integrated into the historic fabric of the area.

7.8 A range of core policies are identified including an emphasis on taking opportunities to introduce mixed uses and the need to maintain vitality and viability in the retail heart of the area. New housing is welcomed to London Plan density standards. Where tall buildings are proposed, these should provide an attractive landmark enhancing London’s character, provide a coherent location for economic clusters, act as a catalyst for regeneration and take account of impact on the surrounding area.

7.9 Supporting the IPPF is the Master Plan for Walthamstow which was developed with the Prince’s Foundation following an extensive Enquiry by Design process. This identified a number of development opportunities within the town centre area and sought to provide a land use strategy and design framework to bring these forward. It identifies the area around Walthamstow Station as a prime opportunity to increase the intensification of housing and commercial provision around the transport node.

7.10 The Master Plan includes a massing strategy intended to create a logical hierarchy of places. In particular, it suggests a massing strategy for the Station car park that sees buildings rising to from south to north, from 1 – 2.5 storeys immediately abutting the boundary with properties in Priory Avenue to 5 – 7 storeys abutting the railway. Greater height of buildings are considered appropriate at key locations. Planning Obligations Supplementary Planning Document (2008)

7.11 This document sets out broad ranges of obligations that may or will be required in association with proposed developments in order to mitigate the impact of that development on the wider community. Waltham Forest Housing Strategy 2008-2028 The Strategy seeks to address the housing challenges facing the Borough and to deliver the key housing objectives in the SCS. The key priorities are to build new homes providing the right homes in the right places, making the most of the existing housing stock and creating

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successful communities by enabling housing choice in good quality, safe neighbourhoods. LBWF Access for All Guidelines and Lifetime Homes Standards

7.12 Promotes maximum accessibility for all users of buildings, achieving Lifetime Homes standards incorporated in the UDP and the London Plan through inclusive design.

8 KEY PLANNING CONSIDERATIONS 8.1 A number of issues arise from the proposals and are considered below. 8.2 In considering this application, Members will have to consider the wider

implications of this scheme on the town centre as a whole. It is widely recognised in the applicants submission and in the wider consultation responses that the development of this site will bring significant investment into the Borough and could act as an important catalyst for the wider regeneration in the Town Centre. Seen in conjunction with the Arcade, proposals for which are likely to be forthcoming during the next year, then the two developments will see a significant change to the eastern end of the town centre in a relatively short period.

8.3 It has been long established both through planning policy and decisions on applications that a greater intensity of development should be accepted in the town centre where sites are well served by public transport and have better access to shops and other amenities. Such an approach is consistent with the London Plan, the UDP and the various supplementary policy documents.

8.4 The location clearly meets the London Plan definition of an urban location (areas with predominantly dense development, such as for example terraced houses…a mix of different uses…and typically buildings of two to four storeys, located within 800 metres walking distance of a District Centre or along main arterial routes). The site also has a high public transport accessibility level, within the upper 4 – 6 range. As such, a greater intensity of built development should be considered

8.5 The UDP also recognises that key developments should be concentrated in the most accessible locations. Policies TRL2 and TRL4 recognise the regeneration benefits of new retail and leisure development and the need to direct such development to primary centres if they are to maintain their role as focal points for local communities. Policy BHE1 considers that high density, mixed use developments can make the most of opportunities for intensive activity at locations with good access to public transport.

8.6 The Urban Design SPD recognises that in the right location, high density development can improve access to and viability of local services, reduce car travel, and make better use of land. It contends that tall buildings are not inappropriate in principle and that they can contribute to good place making and provide important urban

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landmarks, are most suitably located within urban centres, on corner plots and on main routes.

8.7 The Vision for Walthamstow Town Centre IPPF also sees the main transport hub as a prime opportunity to increase the intensification of housing and commercial provision in this location. The accompanying Walthamstow Master Plan identifies the land south of the station as supporting redevelopment as a mixed use residential led scheme with retail supporting the station usage and an element of commercial provision.

8.8 Thus, in broad policy terms an intensive, higher density development would be appropriate in this central location provided such development is appropriate to its surroundings, which will be addressed further below.

8.9 It is evident however that such broad justification for an intensive development is predicated on an appropriate mix of uses being incorporated and the proposals seek to deliver this. Both the IPPF and Walthamstow Masterplan are clear on this issue, seeing this as helping to create ‘ a desired place to live, to work, to be entertained and to access major community facilities’ (2008 Masterplan).

8.10 The application moves towards this mix of uses with the residential element sitting alongside hotel, retail, and other commercial uses. The provision of housing as part of the range of uses is supported by the Masterplan as it is seen as increasing activity in the town centre that will support businesses and increase spend in the centre. These objectives of greater spend and activity will be further achieved through the hotel.

8.11 The proposals include the reprovision of a mini cab office within the scheme. This was identified at an early stage as a key facility for railway travellers exiting the station on the south side and will further add to the viability of the mix of uses proposed.

8.12 In summary therefore, policy guidance directs development of the greatest intensity towards the central area, and seeks to ensure that an appropriate range and mix of uses is provided. It is considered that the proposals accord with these general principles.

8.13 Design, scale, height and appearance – This is evidently the issue that has provoked most comment during the consultation process, and has dominated the evolution of the scheme.

8.14 This is clearly both an ambitious and challenging scheme which raises some fundamental issues in relation to its overall design and impact and the wider regeneration of the town centre. In assessing the development, the proposal has therefore to be seen as much within the context of the Council’s strategic regeneration aspirations for the town centre as against its commitment to achieving high quality urban design.

8.15 Whilst the principle of a tall building in the heart of the borough’s major shopping centre is considered appropriate in broad policy terms, in

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order for a development of this scale and height to be acceptable the design and architectural quality of the scheme has to be of an exemplary standard, in accordance with established UDP and London Plan policies.

8.16 Importantly, the proposed development essentially seeks to respond to two different contexts: to the north, the town centre, Selborne Road, bus station and wider open spaces of the park, and to the south, the tighter and more domestic urban grain of two-storey Victorian residential streets.

8.17 In assessing the scheme, officers therefore consider the main design issues to be addressed are as follows; • the scale, height and massing of the proposal and its impact on

local context

• the architectural and design quality of the buildings

• the contribution to public space and ground floor activities 8.18 The scheme before Planning Committee has been the subject of

detailed negotiations with the applicant since Spring 2010, during which time a number of changes have been made in response to comments and input by planning officers, the GLA and the Commission for Architecture and the Built Environment (CABE). The initial scheme presented to officers proposed heights of 10-11 storeys for residential block A, 6-9 storeys for block B, and 13 storeys for the hotel tower fronting Hoe Street.

8.19 Officers were of the view that this scheme was unacceptable in terms of the inappropriate height and massing of the residential blocks, and that whilst the height and location of the hotel block could be acceptable in principle, the overall design quality and massing of this block was also felt to be inappropriate. Issues were also raised about impact and potential overlooking to residential properties in Priory Avenue, the relationship of the residential blocks to the locally-listed station building, ground floor activity, and the quality of materials and detailing. GLA officers broadly concurred with this view, and this was also consistent with the views expressed by CABE at their first design review.

8.20 As a result, the scheme has been significantly altered in its revised form, resulting in significant reduction in the height of the residential element on Block A, a lesser reduction in the height of Block B to maintain design continuity, and alterations to the hotel to add one floor with the corner element facing Hoe Street stepped down to effectively 11 storeys.

8.21 The overall impact of these changes, particularly for the residential blocks, has resulted in a simpler and coherent massing of buildings, more in accordance with the broad principles set out in the Interim Planning Policy Framework (IPPF) for this site (the earlier

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Walthamstow Town Centre Plan and Strategy (May 2007) which informed the IPPF, suggested building heights on this part of the site between the range of 5-7 storeys).

8.22 Whilst the hotel tower is considerably higher than that suggested in the IPPF, officers agree with CABE’s view that its location at this end of the site is appropriate in principle, given that it would sit at the higher end of the site adjacent to existing commercial and retail units and not directly overlooking nearby residential properties.

8.23 There is clearly however no doubt that a building of this height and scale would have a significant impact on the character and perception of the town centre, being as it would highly visible from a number of perspectives in the surrounding area. Taking into account the broad policy context referred to earlier in the report, this is almost certainly one of the few locations in the borough where a tall building of this stature could be seen as appropriate, and in that context presents a unique set of circumstances which need to be considered.

8.24 Officers are however of the view that, subject to the highest quality of design, such a building could provide a positive new landmark for the town centre, marking both the entrance to the new development and improving the “sense of arrival” in Walthamstow. Taken in conjunction with the reduction in height to the residential element of Block A in particular, the tower now effectively “stands alone” as a more slender block of three vertical elements, separated from the previous bulk and massing of the adjacent buildings.

8.25 In addition to the changes in height to the residential blocks, the applicant has also made a number of other important amendments. These include;

• a reduction in the numbers of balconies and south facing

windows on Block A, from 26 to 13 (facing the rear of properties in Priory Avenue)

• reorientation of windows, previously on the southern

elevation of Block B, to face westwards, overlooking the new public route towards Queens Road Station and away from the rear gardens of Priory Avenue

• an increase in the height of the “overhanging” wing of

Block B to provide an enhanced pedestrian link and improved views through this section of the site

• a minor relocation of both blocks away from the existing

station building to seek to improve its setting and increase the width of public space

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• a more restrained architectural palette of materials with simpler detailing and finishes, adopting cues from the station building and surrounding railway architecture

8.26 In light of both planning officers and CABE’s views, the architect has also amended the design of the tower with a more restrained and simpler palette of materials, reflecting those used on the existing station building, giving the development a lighter overall feel. These are combined with a natural metal and painted metal panels located on the corner (stair tower) elevation to the hotel, providing colour and interest at the main entrance point to the development. Finally, in accordance with comments from GLA officers, additional windows will be added to the southern (corner) elevation to provide greater detailing and articulation. In relation to the final choice of materials and finishes, a number of options are shown in the addendum to the design and access statement, and materials samples will be available for Members to view at the meeting, final details can be dealt with by condition.

8.27 The combined effect of these changes has resulted in a more appropriate scale and massing to the development, which responds more successfully to its wider urban context. The amendments to the architectural approach and more restrained use of materials and colours has also improved the elevational treatment to the buildings, whilst providing an appropriate level of articulation and detailing. Potential overlooking and visual impact to the rear gardens of Priory Avenue has also been significantly reduced, with few habitable rooms directly facing south, the reorientation of windows and removal of a number of balconies.

8.28 A key factor in the success of large-scale and tall buildings is their detailed treatment at ground level. This development proposes a mix of retail, commercial and community uses at ground floor, providing active and continuous frontages along the entrance/exit to the development and around the new public open space. The buildings around the square, whilst significantly higher than the station building, are designed to define and enclose the space, significantly improving the currently poor public realm around the station building. The scheme would be linked to its surroundings via the existing vehicular and pedestrian route from Hoe Street, and via a new pedestrian route to and from Queens Road station.

8.29 The public realm immediately abutting the ground floor frontages and around the new square is designed to be a pedestrian-priority, traffic-calmed environment. Illustrative images in the applicant’s design statement indicate that ground-floor uses around the square are encouraged to “spill out” onto the pavement, seeking to enliven the public space and create a new “sense of place” and arrival point to the station. A new public art feature is also proposed, with the design proposed to be the subject of a public consultation exercise.

8.30 Subject to agreement on day-to-day management of the space and the detailing of materials and signage etc, officers are satisfied with this

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approach and consider the new public space would provide a significantly improved public realm and arrival point to the town centre.

8.31 Regeneration considerations – The economic and regeneration implications of the development are a matter for consideration in determining the application. The development will see an investment in the area of between £15 million and £20 million into the Borough which represents a significant investment after a period where a number of other key regeneration sites have not come forward in the timeframe envisaged at the time of the adoption of the Town centre IPPF. In addition, it is estimated that the non-residential elements of the scheme could generate £1 million per annum of extra local spend which would have a positive impact on local businesses within the town centre. It also has the potential to act as a catalyst for further investment in the area and there from provide an incentive to attract new, higher quality retailers to the town centre.

8.32 The scheme also provides a range of new employment opportunities. During the construction phase, around 175 jobs can be expected to be created and the completed scheme will create around 55 full time equivalent permanent jobs – 30 in the hotel and 25 in the other units. The applicant has committed to working with the Council to increase opportunities for local people to access these jobs. The hotel operator has a well established training programme for recruiting local staff and claims that around 90% of staff in their London hotels are recruited locally. Such local employment opportunities can also be seen as positively impacting on the local economy and community.

8.33 The Masterplan aims to create a ‘series of café corners or informal outdoor rooms, where a range of different activities will be possible from outdoor eating to street entertainment’ The proposal includes around 3,228 sq. m of new public space through an improved public realm and a significant new public square in front of the station. Considerable investment is planned into hard and soft landscaping and a central public art feature as part of a way finding strategy. This will extend the amount of publicly accessible space within the Walthamstow area in line with the Masterplan objectives. The mix of uses will potentially make this more of a destination in its own right and a focal point for immediately adjoining residents, rather than the existing station entrance that is little more than a place to pass through on the way to or from somewhere else. This is consistent with objectives in the Sustainable Communities strategy.

8.34 Transport and parking issues - Consideration of this aspect of the development must take account of the measures in place to restrict car usage and the high public transport accessibility level of the site. No parking is provided specifically for residential occupiers other than those with disabilities, and measures will be introduced to maintain this position. Provision will be made for parking for two car club vehicles, restrictions will be secured through a legal agreement to introduce overnight controls in the station car park to prevent resident parking and residents will not be entitled to parking permits within the controlled

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parking zone. Parking controls will also prevent vehicles parking in the public square area. This is supported by extensive cycle storage provision for both residential occupiers and station users, and by the improvements in pedestrian connectivity arising from the new link to Edison Close.

8.35 In terms of the hotel, again parking for disabled guests will be specifically provided but no other specific parking provision will be made. Officers have considered the possibility of hotel guests using the station car park overnight but consider this will be part of the routine use of such a space and of itself not likely to generate substantial increases in vehicle activity.

8.36 The applicant’s transport assessment indicates that service and delivery activity will be a maximum of around 6 vehicle movements a day and officers accept this as a reasonable assumption given the nature of the uses proposed.

8.37 The net change in vehicular activity as a result of the development is therefore considered to be negligible. The slight decrease in vehicle movements arising from the car park becoming a more uniform shape and layout, and smaller in overall size will balance to a degree the limited vehicle activity generated by the new uses. This conclusion is supported by the comments on highway matters from Transport for London, as part of the GLA assessment, and Council’s own Highways Team, neither of whom raise any issues over road network or junction capacity.

8.38 Density, affordable housing and housing mix – In density terms, the scheme produces a net density of 449 habitable rooms per hectare (hrph) which falls comfortably within the range set in the London Plan (which would encourage densities up to 700 hrph in this location). However, to consider density in isolation would be misleading given that density calculation applies to the whole site, a substantial part of which is being developed for other purposes. However, it demonstrates clearly that the level of residential development is not over intensive in this central location.

8.39 The scheme provides for the whole of Block B to be affordable housing, equating to 51% of the units which would satisfy London Plan requirements. These would comprise 8 x 1 bedroom 2 person units, 4 x 2 bed 3 person, 11 x 2 bed 4 person, 9 x 3 bed 5 person and 3 x 4 bed 6 person units. The representatives a higher proportion of smaller units than would usually be sought, particularly a larger portion of 2 bedroom units than 3 or 4 bedroom units. It is considered that this is the right approach in this location; general good practice recommends that larger family homes be located closer to ground level with three bedroom and above units not normally being above fourth floor, and have access to amenity space preferably at ground floor. This general approach has been followed, all but 2 of the 3 and 4 bed units are at fourth floor or lower. The retention of the car park makes it impossible to provide a ground floor amenity area. The mix exceeds housing strategy targets that 50% of dwellings to be at least 2 bed 4 person size

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(60% of units are this size) and it is considered that a reasonable overall mix has therefore been achieved.

8.40 It is proposed to initially market the whole of the affordable element as shared ownership, with nominees drawn from the Council’s waiting list in the first instance. In the event, not all units were allocated, dwellings would be made available to a wider shared ownership market and be available as Rent Now, Buy Later properties whereby occupiers are given an assured shorthold tenancy of up to three years on the understanding that a shared ownership agreement must be completed within that period. The applicants RSL partner have used a similar approach on a recent scheme in Hackney where almost 80% of units have been successfully let.

8.41 Housing Offficers have reviewed this approach and confirm it is acceptable given the constraints of the site. It would be difficult to argue that more larger units should be provided as this would result in such units being provided at the higher levels in the building, remote from the main amenity area. Overall the level of affordable housing meets policy requirements in respect of the overall proportion of the development and provides a satisfactory mix of house types.

8.42 The private market housing proposes 6 x 1 bed 2 person units and 28 x 2 bed 4 person units. This again represents a higher proportion of 2 bed units than the housing strategy may seek in general circumstances, but such an approach is again justified in terms of the locational criteria and site constraints.

8.43 Impact on surrounding properties – It is inevitable that a development of this scale will have an impact on surrounding occupiers and that the character and outlook for adjoining residents will change significantly. This must be expected if the Council is expected to deliver on its policy objectives of regenerating the town centre, providing new housing and focussing major development in the central area.

8.44 Such a scenario has already been envisaged in the planning policies previously adopted for the site, and to some extent supported by residents. Several consultation responses refer to residents having voted in favour of the Prince’s Foundation proposals for the area, including development of between four and seven storeys high over much of the site, and the Masterplan shows illustrative blocks running east-west across the site. Such a layout would inevitably result in development with windows facing south, towards properties in Priory Avenue.

8.45 In Block B, habitable rooms are predominantly oriented east-west, resulting in only oblique views from rooms closest to the boundary. A bank of south facing windows in the centre of the block are partly screened and are a minimum of 25 metres from the nearest site boundary and at least 40 metres from habitable rooms, west facing balconies are not less than 20 metres from the nearest boundary and east facing balconies not less than 13 metres.

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8.46 Block A does have habitable room windows facing and balconies. These lie a minimum of 22 metres from the nearest boundaries and 33 metres from nearest habitable rooms. The balconies are also located towards the eastern end of the residential element. In the context of a town centre location, officers consider that maximum separation between buildings has been achieved and the potential effects from overlooking have been addressed.

8.47 A detailed sunlight and daylight assessment has been undertaken by a specialist consultant to consider daylight and sunlight loss in respect of the recognised best testing methods – Building Research Establishment guidance ‘Site Layout Planning for Daylight and sunlight 1991’ and British Standard Code of Practice for Daylighting BS8206 Part 2, 2008. The BRE Guidance sets out a numerical methodology for calculating light levels but recommends that these are applied flexibly, particularly in more densely developed areas. In testing, the consultant has assessed all properties in Priory Avenue abutting the built development, and residential areas in The Point, Selborne Road and the Goose Public House at the corner of Selborne Road and Hoe Street.

8.48 With regard to sunlight, the report concludes that there will be no direct loss of sunlight to any property. This conclusion is accepted; properties in Priory Avenue lie to the south of the development and will evidently not be affected in this way, properties to the north lie some distance away, separated by both the railway and the widest part of Selborne Road.

8.49 In daylight terms, properties to the north all passed the relevant standards and remain unaffected. In Priory Avenue, the impact on 40 windows was tested and 4 of these were found to fall below what the guidance recommends as the level of daylighting that should be achieved to habitable rooms. Of these, two of the 4 already failed to meet the criteria. However, the guidance should be seen in the context of the site setting. The windows tested face north and the dense built form is a factor. The property most affected is 2 Priory Avenue, where ground and first floor windows fail, but the dwelling is substantially enclosed by existing buildings including the vehicle repair centre. In coming to a view on this issue, it is necessary to assess whether revisions to the scheme would result in substantive changes to the assessment. Clearly in two instances it would not, these windows already failing to meet the standard. Beyond this, officers could not argue that the impact constitutes serious harm to residents.

8.50 Consultees raised concerns around the use of the rear amenity deck, both in terms of overlooking and noise and disturbance. Officers are satisfied that the area can be screened by fencing or some other means of enclosure through a condition to prevent overlooking. It seems wholly appropriate that if the principle of a residential element to any development on the site is acceptable, then some form of amenity area should be provided, and noise and general activity can be

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expected to reflect any other similar residential amenity area, including use of private gardens in existing dwellings.

8.51 Standard of accommodation / amenity for future occupiers – All dwellings have been designed to meet appropriate internal standards for floor space laid down in the draft London Plan, and the affordable element would meet the appropriate standards of the relevant funding bodies, which are consistent with the guidance in the Urban design SPD.

8.52 Amenity areas for residential occupiers comprise a mix of balconies and the shared amenity deck to the rear of Block B which will include a play area of around 50sq.m in area. All but one unit in Block A have private balconies facing either south or west. On Block B, all units are provided with either east or west facing balconies. The Urban Design SPD recognises the amenity value of balconies to residents, and their amenity value is often higher in usability than an equivalent amount of open space in a shared area. All balconies meet size standards set out in the SPD.

8.53 The shared amenity deck to the rear of Block B will be accessible to all occupiers of that building via the communal areas. The amenity deck, including the play area has an overall area of around 1100 sq.m and meets the standard for communal space set out in the SPD which would in this instance require a minimum provision of 810 sq.m.

8.54 The scheme is designed to achieve Code for Sustainable Homes Level 4, indicating a high standard of construction and insulation. Overall, a good standard of accommodation will be created.

8.55 Link to Queens Road Station – The proposals finally provide an opportunity to complete a pedestrian link between Walthamstow Central Station and Queens Road Station by a more direct route than is currently available. Such a link has been a long held ambition of the Council, even appearing in the original 1996 version of the Unitary Development Plan. Planning permission was granted in 1996 for the residential development to the west of the car park and included a planning obligation for the developer to install a bridge link between the station and the development site, and a point of access for this part of the link was safeguarded. At the eastern end, the footway extends to the car park boundary but this is closed off by a steel palisade fence.

8.56 The residential development of Exeter Road and Edison Close was completed and the obligation was deferred pending a successful resolution of an agreement to secure the remainder of the land to complete the route. Negotiations took place over the years with Network Rail who were prepared in principle to agree to the construction of a safe route but the cost of providing the route in isolation, with appropriate fencing, lighting and security proved prohibitive in isolation without grant funding, which was never forthcoming.

8.57 The bridge link has still to be constructed at this time. The owners of the residential development, on whom the planning obligation now

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rests, appealed to have the obligation set aside but their appeal was dismissed. In 2009, the Council secured a High Court injunction requiring the completion of the bridge link and work on construction is expected to take place this year.

8.58 The link will effectively half the distance pedestrians have to walk between the stations to less than 400 metres. This will increase substantially opportunities for transport interconnectivity giving greater flexibility for residents from a wide area. It will also generally improve pedestrian connectivity with the route being an alternative route for residents living to the south to Central Station, the bus station and the eastern end of the town centre.

8.59 Accordingly, the opportunity to secure the completion of the link is seen as a significant benefit to the area arising directly from the development and is welcomed. Matters of detailed design remain to be resolved (see Crime Prevention Issues below) but these can be adequately dealt with by conditions.

8.60 Climate change considerations – The development has an energy strategy developed in response to the 2008 London Plan Energy Hierarchy. The strategy advocates achieving carbon savings through a combination of methods arising from a construction methodology designed to reduce energy demand, the use of communal heat distribution through CHP systems and the generation of renewable energy through photovoltaic systems located on the roves of the buildings. These measures indicate a saving of at least 39% in CO2 emissions can be achieved.

8.61 Development has also been assessed against the Code for Sustainable Homes (CSH) rating system. The Code was developed to measure building performance against a range of environmental impacts linked to construction, waste generation, water consumption and pollution. It is mandatory for all new dwellings to achieve a code rating and the Building Regulations requirements are increasing such that all development will be required to achieve Level 3 from 2010, Level 4 from 2013 and Level 5 from 2016. The assessment confirms that the current scheme will achieve Level 4.

8.62 The GLA have noted in their Stage 1 response that the measures proposed broadly follow the energy hierarchy but consider further refinement could be considered, particularly in assessing whether greater savings could be identified through combining CHP plant across the site (at present, separate plant is identified as serving the hotel, the remainder of Block A and Block B). The use of brown and green roves and proposals to reduce water consumption are welcomed although the GLA consider further investigation of rainwater harvesting and grey water recycling have not been fully explored.

8.63 Officers are satisfied that these issues can be adequately dealt with by condition and that the scheme is broadly acceptable in respect of its efforts to address climate change issues.

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8.64 Crime prevention issues – In considering, it is evident that the primary area of concern will be over the link to Queens Road Station, the need to secure a route that is safe for users and maintains security for adjacent occupiers has been a significant factor in the failure to provide this route in the past. The Metropolitan Police Crime Prevention Design Adviser (CPDA) makes clear in his comments that this is the only element of the application to which the Police service objects. However, he goes on to state ‘I recommend that the pedestrian link…. Is the last element and phase that is implemented for this development. This will have the benefit of much improved natural surveillance, passing natural surveillance, improved design of the footpath and edges and street scene activity.’

8.65 The success of this link will be all about the design detail and this is recognised in the broad principles in the application. The pedestrian route will be combined with the vehicle access to the car park thereby generating a greater level of general activity than simply an enclosed pedestrian only route. Windows in the western face of Block b will overlook the route, increasing natural surveillance. The route passes under part of Block B and in the revised scheme this undercroft is two storeys high, increasing the sense of openness for users of the route. Landscaping primarily in the form of tree planting will improve the overall appearance. The application includes a commitment to introduce new lighting and cctv coverage into the area, and the applicants have agreed to a planning obligation to link the cctv system to the Borough network. The details of all these matters can adequately be dealt with by condition.

8.66 Residents in Priory Avenue have understandably raised concerns about the security of their rear gardens as a result of this link. However, the designated pedestrian route is located away from the boundary with residential properties, and parking spaces abut the boundary. In addition, it should be noted that the existing station car park abuts the boundary with the gardens with the standard of security and lighting being significantly lower than is proposed in the development. Notwithstanding this, on visual and security grounds it would be appropriate for a consistent new fencing scheme to be introduced to further improve the sense of security.

8.67 In all other respects, the development is designed to satisfy crime prevention design guidance. Entrances are located in clearly visible positions at ground floor on the public faces of the building, and the public square has good natural surveillance from residential and commercial premises. Cycle stores for station users are in a highly visible location, and will be designed to the same secure standards as the existing cycle store in this location. The CPDA makes a number of detailed comments on door and window design and these matters will be tied up by conditions.

8.68 Access and inclusive design – The Design and Access Statement sets out the principle of inclusive design that have shaped the application. Seven residential units will be designed to wheelchair

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housing and these will be split across the two blocks, and all dwellings are designed to Lifetime Home standards. The hotel, which has lift access to all floors, will also include the accommodation specifically designed for use by those with disabilities. Parking spaces for disabled drivers are provided specifically for the residents of these units and for the hotel, the application also includes provision of 6 blue badge parking bays within the station car park in the undercroft beneath the amenity deck to Block B. Details on all these matters can be dealt with by conditions.

8.69 Entrances to all buildings are designed to have flush thresholds and oversailing canopies to provide protection when entering buildings. Level changes across the site are limited, falling from Hoe Street towards the station but beyond which the land is relatively flat. The applicants are committed to a design which ensures there are no steps in the publicly accessible areas but the details of this have still to be developed. Again this can be dealt with by conditions.

8.70 Officers are therefore satisfied that the design principles take proper account of access considerations at this stage.

8.71 General environmental considerations - A number of wider environmental issues have been considered in detail in the light of the site location and general conditions;

• Ground contamination – the site has a history of potentially contaminative uses and two geotechnical reports have been submitted with the application. Much of the site comprises made ground from the development of the railway and subsequent rail related use of the land. The site on which Edison Close now stands was used for electricity works and was found to be contaminated before it was developed (Members should note that contamination within that site was remediated). As a result, a full contaminated land survey, and remediation measures, will be required.

• Air quality – Initial air quality monitoring indicates that the eastern and central part of the site (ie all of Block A) lie in an area of poor air quality. As such, mitigation measures would be required to provide controlled ventilation systems with appropriate filtration incorporated to minimise exposure to poor quality area. This is consistent with air quality assessments undertaken in other comparable locations. However, the monitoring undertaken up to now has been insufficient to fully assess the most appropriate remediation. As a result, further monitoring over a long period, as requested by the Environmental Health Officer, has commenced but is not due to be completed for a number of weeks. Therefore a condition requiring submission of the results of the further monitoring, and the mitigation measures arising therefrom, will be required.

• Noise and vibration- A noise and vibration survey indicates the principal sources of potential noise disturbance as being from the railway, Hoe Street and Selborne Road, particularly the bus station and surroundings, with the greatest noise levels being adjacent to

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Hoe Street. Noise levels are relatively high such that PPG24 recommends that at the levels concerned, conditions should be imposed to provide protection from noise. The report recognises that the air quality assessment recommends mechanical ventilation and concludes that this can also be designed to provide acoustic ventilation to meet noise attenuation requirements. The report concludes from vibration monitoring results that the level of vibration from railway activity does not exceed any threshold in the relevant British Standard for residential developments.

8.72 Mitigation issues - A number of wider issues arise from development not limited to the immediate impact in the area. In addition a number of issues arise within the development that are ongoing and not readily dealt with by condition. Accordingly, a section 106 agreement has been negotiated to deal with these matters.

8.73 A financial contribution of £275.000 has been agreed to support provision of additional school places, provision of additional primary health care services, works to renew footways on the west side of Hoe Street between Priory Avenue and Selborne Road, any long term air quality monitoring equipment that may be deemed appropriate on the site, any costs involved in setting up a car club for residents within the development (two parking spaces for the car club will be provided on the site) and subsequent monitoring of the implementation of the agreement.

8.74 The agreement will also require delivery of the affordable housing element as set out elsewhere in this report and will commit the developer to working with the Council to maximise opportunities for training and local employment both in the construction phase and in the completed development.

8.75 The public art element in the centre of the public square is seen as an integral part of the scheme both in its own right and as part of a way finding strategy. The applicants have suggested a design competition to develop this aspect of the scheme and this is seen as appropriate, with suitable involvement of Council officers and the local community in the selection process. This has been agreed, together with a commitment to allocate £30,000 from the landscaping budget to delivering this element. A further element of the landscaping budget will also be committed directly to providing signage between the two stations to reflect the way finding strategy founded on the main public art project.

8.76 Further commitments have been given to linking cctv coverage into the existing Borough network and to design heating systems to connect to any local decentralised energy network that may be developed in the future. In addition, overnight parking controls will be introduced into the station car park to prevent residents parking there overnight.

9 CONCLUSIONS 9.1 The issues raised by the development are finely balanced and in

reaching their decision Members will need to consider the implications

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of this scheme for future development within the town centre. The proposals meet a number of the Council’s regeneration objectives, bringing substantial new investment into the town centre, providing new employment with a high possibility of permanent jobs being targeted at local people, and finally securing an important connection between the two stations in the centre of Walthamstow. Development will be located in a highly sustainable location, accessible by a range of transport modes.

9.2 The development of a tall building is not inconsistent with policy guidance for the area. The Urban Design SPD recognises the positive contribution tall buildings can make in the right location, which would generally be on a prominent corner or main road frontage.

9.3 The Walthamstow Masterplan is more specific as to recommended building heights on the site, advocating development of 1 – 2.5 storeys immediately adjacent to the southern site boundary and 5 – 7 storeys adjacent to the railway as a general principle. The IPPF does not rule out the introduction of taller buildings however, but emphasises the need for these to be a suitable landmark, in a coherent location.

9.4 CABE have also indicated that a tall building is appropriate on the site. In their formal response to the original scheme, while criticising the overall form of development, CABE commented ‘the location where the hotel is proposed, on Hoe Street is the one area where we think a taller building could be considered’

9.5 However, this does not mean that the issue of local character should be wholly disregarded. The majority of buildings in the area are low rise, but not at the exclusion of all other forms development and part of the character of the central area comes from the greater variety of building heights and forms that are found there. The layout, position and access to the site all differ substantially from the pattern of streets that make up much of the surrounding area, suggesting a unique character demands a unique design solution.

9.6 Officers conclude that the general principles of the development are in design terms acceptable, producing a new landmark for the town centre and a significantly improved public realm and arrival point.

9.7 It is inevitable that most developments, particularly new large scale proposals will have an impact on those living in the immediate vicinity and officers would not wish to argue that this is not the case in this instance. The assessment of any such impact must however be based not on the question of whether there is an impact, but whether that impact is so significant as to outweigh any positive elements of the scheme.

9.8 The applicants daylight and sunlight assessment, contents of which are not disputed by officers, concludes that there will be no loss of sunlight to any property and a substantive impact on daylight to only 4 windows in surrounding properties (of which 2 already fail to meet the guidance). Officers conclude that this could not be considered a significant impact.

(Item 4.1)

9.9 In terms of overlooking, the number of balconies on Block A has been significantly reduced and most of the windows in the development are oriented east-west. Even a scheme strictly complying with the IPPF, being only one storey lower than the residential blocks, would have resulted in windows in similar positions; officers conclude therefore that the degree of overlooking resulting from the proposals is not significantly greater than would arise from an IPPF compliant scheme.

9.10 The issues are finely balanced and in coming to conclusions on this scheme, officers have placed considerable weight on the regeneration benefits arising from the proposals, in particular the provision of the pedestrian link to connect Queens Road Station and Walthamstow Central Station. Officers conclude that the design principles are acceptable and will result in a high quality built form.

10 HUMAN RIGHTS 10.1 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 proportionate response to the submitted application based on the considerations set out in this report.

11 RECOMMENDATION SUBJECT TO THE APPLICANT ENTERING INTO A LEGAL AGREEMENT WITH THE COUNCIL TO SECURE:

• Payment of a contribution of £275,000 towards achieving the Council’s requirements for infrastructure in order to mitigate the impact of the development in accordance with the Planning Obligations SPD (2008) to cover the following:

o Education provision o Health and well being o Renewal of footways on Hoe Street between the

junctions with Priory Avenue and Selborne Road o Air quality monitoring o Establishment of a car club on the site

(Item 4.1)

o Monitoring of the agreement • Provision of 35 units of affordable housing, being all units in

Block B, to be available on a shared ownership basis in accordance with the Local Authority’s requirements. Any variation to tenure mix shall be subject to approval from the Local Authority.

• The residential element of the development will be designated ‘car free’ (other than the allocation of disabled parking spaces for use by users of the wheelchair accessible dwellings). Occupiers of the development will not be entitled to permits to park in the surrounding controlled parking zones and information to this effect will be included in all sales and letting material relating to the development.

• Provision of an Employment and Training Strategy in the form of a local labour agreement/employment plan to provide opportunities for local residents to secure employment in the construction phase and in the commercial and hotel uses in the completed development.

• Provision of two parking spaces rent free within the development in a location to be agreed for a car club to be operated by a provider commissioned by the Local Authority.

• Provision of a public art feature within the public square shown on the approved plan. The brief for the project shall be agreed with the Local Planning Authority before issue. The selection of the winning design shall be selected by a panel comprising one representative of the developers, one representative from the Local authority and one representative of the local community. A minimum of £30,000 will be committed to the cost of implementing the winning design.

• Provision of signage along the pedestrian link route between the stations.

• Agreement to connecting the development to a local energy network should such a network be come available.

• Agreement to link all CCTV coverage into the existing network. • Agreement to the introduction of parking controls to the station

car park to prevent residents parking overnight.

AND SUBJECT TO NO MATERIALLY DIFFERENT REPRESENTATIONS BEING RECEIVED AS A RESULT OF STAGE 2 REFERRAL TO THE GLA:

The Planning Committee is requested to resolve that it is minded to grant planning permission in principle subject to the following conditions:

(Item 4.1)

11.1 Conditions:

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

2. Except where otherwise required by the following conditions, the

development hereby approved shall be built only in accordance with the approved drawings numbered 4882. / T(10)P00 rev P2, T(20)P00 rev P2, T(20)P01 rev P2, T(20)P02 rev P2, T(20)P03 rev P2, T(20)P04 rev P2, T(20)P05 rev P2, T(20)P06 rev P2, T(20)P07 rev P2, T(20)P08 rev P2, T(20)P09 rev P2, T(20)P10 rev P2, T(20)P11 rev P2, T(20)P12 rev P2, T(20)P13 rev P2, T(20)P100 rev P2, T(20)P101 rev P2, T(20)E01 rev P3, T(20)E02 rev P3, T(20)E03 rev P3, T(20)E04 rev P3, T(20)E05 rev P3, T(20)E07 rev P3, T(20)S01 rev P2, T(20)S02 rev P2, T(20)S03 rev P2, T(20)S04 rev P2, received 25 November 2010.

3. Prior to the commencement of the development hereby permitted:: (a) a suitable and sufficient site investigation to determine the

presence of contaminants, including ground exhaled gases. The full methodology and full results of the investigation, and details of the proposed remedial actions, shall be submitted to and approved in writing by the Local Planning Authority and implemented prior to the start of the development. Such details shall include measures to prevent the migration of contaminants, to protect structures and services, to protect future maintenance personnel, and prevent pollution of groundwater and surface water (including provision for monitoring thereof).

(b) Details of the remedial measures proposed for the treatment of the contamination on the site shall be submitted to and approved in writing by the Local Planning Authority. The contamination shall be fully treated in accordance with the approved measures before any development is started on the site.

(c) During the course of the 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.

(d) The developer shall provide within three months of the completion of remediation works certification from the specialist contractor that the works were completed wholly in accordance with the agreed details.

4. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the expressed written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to ground water. The development shall be carried out only in accordance with the agreed details.

(Item 4.1)

5. Samples and a schedule of materials to be used on the external surfaces of the buildings and elevational treatments of all buildings, including detailing and articulation, materials, finish and colours (including sample panels where appropriate) to be used in the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before any building work other than demolition and ground works commences, and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

6. Detailed specification of all finishing materials to be used for hard

surfacing around the site, including the surfacing of the road, parking areas and pathways and public areas and including all street furniture and shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of building work other than demolition and ground works. The development shall be constructed solely in accordance with the approved details prior to the initial occupation of the development and thereafter permanently so maintained.

7. Notwithstanding any indications on the submitted drawings, details of

the siting, design, colour and finish of all new walls, fencing, gates, railings or other means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of building work other then demolition and ground works.. The approved means of enclosure and boundary treatments shall be erected before the initial occupation of any of the residential units hereby permitted unless the prior written approval of the Local Planning Authority is obtained to any variation, and the approved works shall thereafter be fully retained and maintained.

8. Notwithstanding any indications on the submitted drawings, no

development other than demolition and ground works shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping for the site. No trees shown for retention shall be removed or felled, lopped or topped, without written permission of the Local Planning Authority. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the development hereby permitted or the substantial completion of the development, whichever is the sooner. Any trees, hedgerows or shrubs forming part of the approved landscaping scheme which within a period of five years from the occupation or substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

(Item 4.1)

9. Notwithstanding any indications in the submitted details, no development other than demolition and ground works shall take place until a revised Energy Strategy has been submitted to and approved by the Local Planning Authority detailing further justification for the provision of separate energy centres within the development rather than a single energy centre, and passive design measures planned to avoid the need for comfort cooling. The development shall be fully completed in accordance with the agreed details, and measures thereafter retained in accordance with the agreed details.

10. A Sustainable Urban Drainage System shall be designed to deal with

all surface water drainage from hard surface areas, details of which shall be submitted to and approved by the Local Planning Authority prior to the commencement of building works (other than demolition and groundworks). The works as agreed shall be fully implemented prior to any building being first bought into use and thereafter maintained in accordance with the agreed details.

11 The development shall be fully undertaken in strict compliance with the

submitted Code for Sustainable Homes Pre- Assessment submitted with the application and shall achieve a Code for Sustainable Homes rating of Level 4. a report from a recognised Code Assessor shall be submitted confirming that the development achieves Level 4 prior to first occupation of any of the dwellings. Thereafter the measures taken shall be maintained fully in accordance with the approved details.

12 Prior to the commencement of construction (other than demolition and

groundworks), details that show how the principles and practices of the Secured by Design Award Scheme are to be incorporated into the development shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include details of the main entrance door sets, communal entrance sets, and window sets. The development shall be carried out in accordance with the approved details.

13 Prior to the commencement of construction (other than demolition and

groundworks), details of all external lighting, including lighting on the building and lighting of footways, the public square, and the station link route shall be submitted to and approved in writing by the Local Planning Authority. All works shall be fully completed in accordance with the agreed details prior to the development being first bought into use and shall thereafter be maintained to ensure all lighting remains in full working order.

14 Prior to the commencement of construction (other than demolition and groundworks), details of installation of a CCTV system across the site including details of the siting, coverage and form of all cameras and provisions to incorporate CCTV coverage into the existing local network shall be submitted to and approved in writing by the Local Planning Authority. All works shall be fully completed in accordance with the

(Item 4.1)

agreed details prior to the development being first bought into use and shall thereafter be maintained in full working order.

15 Prior to the commencement of construction (other than demolition and

groundworks), details of the design of the cycle storage area on the southern site boundary, including details of cycle racks and security measures for cycles stored within, shall be submitted to and approved in writing by the Local Planning Authority. The cycle store shall be fully completed and available for use prior to the removal of the temporary facility required by condition 33 below, and thereafter shall be retained in full working order.

16 Prior to the commencement of construction (other than demolition and

groundworks), details of the design of the cycle storage areas within the residential blocks including details of cycle storage equipment, means of access, details of security measures and lighting shall be submitted to and approved in writing by the Local Planning Authority. The works as agreed shall be fully completed prior to first occupation of any residential units and thereafter maintained in accordance with the agreed details.

17 Prior to the commencement of construction (other than demolition and

groundworks), details of refuse storage provision including details of the number and type of storage containers for recycling and residual waste within each residential block and the hotel shall be submitted to and approved in writing by the Local Planning Authority. In the event of insufficient capacity being available to provide adequate storage capacity, measures to provide sufficient capacity shall be incorporated into the development, details of which shall be approved by the Local Planning Authority, The works as agreed shall be fully completed in accordance with the agreed details prior to first occupation of any residential units and thereafter maintained in accordance with the agreed details.

18 Prior to the commencement of construction (other than demolition and

groundworks), details of refuse and recycling storage provision for the ground floor shop units shall be submitted to and approved in writing by the Local Planning Authority. The works as agreed shall be fully completed in accordance with the agreed details prior to first occupation of any residential units and thereafter maintained in accordance with the agreed details.

19 The development shall be designed and constructed so as to achieve the following noise levels: a) For habitable rooms, mitigation should include a scheme of acoustic protection sufficient to ensure internal noise levels of 40 dB during the daytime (living rooms LAeq, 16hr) and 35 dB during the night-time (bedrooms, LAeq, 8hr) and b) The sound insulation provided shall include the installation of acoustically treated ventilator units, details of which shall be submitted to and approved in writing by the Local Planning Authority. The works shall be installed in

(Item 4.1)

accordance with the approved details during the construction phase and shall thereafter be so maintained.

20 All residential units shall be fitted with mechanical ventilation, details of

which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction (other than demolition and groundworks),. The works shall be fully completed in accordance with the agreed details during the construction works and shall thereafter be so maintained.

21 Prior to the commencement of construction (other than demolition and

groundworks), details of existing and proposed ground levels within the site and proposed finished floor levels shall be submitted to and approved in writing by the Local Planning Authority. The submission shall include details of how step free access will be secured into all buildings and provide details of all ramps and slopes within the site and where the site links into public land adjoining shall be designed to achieve a maximum gradient of 1:20 (unless a alternative gradient has been agreed by the Local Planning Authority). The works shall be completed in full accordance with the agreed details and an access audit shall be undertaken by the developer on completion of the development to confirm works have been so completed.

22 Prior to the commencement of construction (other than demolition and

groundworks), full details of the location and all internal layout features of the seven wheelchair flats shall be submitted to and approved by the Local Planning Authority. The said flats shall be fully completed in accordance with the agreed details prior to first occupation of any of the said units.

23 All dwellings not built to wheelchair standards shall be designed to

meet the recognised Lifetime Homes Standards, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development (other than demolition and groundworks). The developer shall provide on completion of the development a report from a recognized Lifetime Homes professional confirming that the works comply with the said standard.

24 10% of hotel rooms shall be designed to enable use by wheelchair

users. Details of the design and location of the said rooms shall be submitted to and approved in writing by the Local Planning Authority. The works as agreed shall be fully completed in accordance with the agreed details prior to first use of any part of the hotel accommodation.

25 All doors to publicly accessible buildings and to communal entrances

and accesses within the residential buildings, shall have a minimum opening width of 900mm clear of all obstructions from door furniture and security features.

(Item 4.1)

26 Notwithstanding any details shown on the submitted plans, a servicing plan for the site incorporating details of loading bays for refuse service vehicles, turning for large vehicles (including tracked vehicle drawings), and provision for taxi droop off and collection points (including signage) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction (other than demolition and groundworks),. The development shall be fully completed in accordance with the approved plans and thereafter so maintained.

27 Notwithstanding any details submitted in the Transport Assessment

and the submitted plans, details of the allocation of parking spaces within the development to include parking for disabled residents, station and hotel users, two car club vehicles, waiting taxis or mini-cabs, any other users of the site for which lease arrangements require such provision and the use of any other spaces within the development site, including details of related signage, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction (other than demolition and groundworks),. All parking bays shall be laid out in accordance with the approved details and available for use prior to the accommodation they use being first bought into use.

28 Charging points for electric vehicles shall be installed to 20% of all

parking bays within the development across, the position of which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction (other than demolition and groundworks),. All charging points shall be fully installed and available for use prior to the parking spaces being bought into use and shall thereafter be maintained in full working order.

29 Prior to the commencement of construction (other than demolition and

groundworks),, details of the layout of the residents amenity areas, including surface materials, furniture, planters, screening and play equipment in designated play areas shall be submitted to and approved in writing by the Local Planning Authority. The works as agreed shall be fully implemented prior to first occupation of any of the residential units, and thereafter maintained in accordance with the agreed details.

30 Prior to the commencement of construction (other than demolition and groundworks), details of a signage to be installed to create a way finding strategy between Walthamstow Central station and Queens Road Station shall be submitted to and approved in writing by the Local Planning Authority. All signage so approved shall be installed prior to the link route to Edison Close being first bought into use and shall be thereafter maintained in accordance with the agreed details. Any sign removed, damaged or obliterated shall be replaced within 2 months of notification of such removal, damage or obliteration.

31 The public art feature in the public square specified on the submitted

plans shall be installed, in accordance with the details to be approved

(Item 4.1)

by the Local Planning Authority prior to installation, prior to the completion of building works on the residential units hereby permitted. The work shall thereafter be retained in accordance with the agreed details.

32 Prior to the commencement of construction (other than demolition and

groundworks), a shopfront and signage strategy for the ground floor commercial and community units within the development shall be submitted to and approved in writing by the Local Planning Authority. The agreed strategy shall thereafter be included in any sale or lease documents issued in relation to the said units.

33 Prior to the commencement of construction (other than demolition and

groundworks), a Construction Programme shall be submitted to and approved in writing by the Local Planning Authority. Should any works be scheduled to take place between July and September 2012 inclusive, the programme shall include details of measures to ensure that the development will be carried out to avoid disruption of the highway network. The development shall thereafter be completed in strict accordance with the agreed programme.

34 No single storey site huts or storage buildings connected to the

construction of the development shall be erected within 5 metres of the site boundary with Priory Avenue and no such two storey buildings shall be constructed within 10 metres of the said boundary. Access to all such buildings shall be from the north side and no windows or other openings shall be installed in the south side of such buildings. Any building materials stored in the open on the site shall not be stored above a height of 4 metres nor within 15 metres of the boundary with Priory Avenue.

35 The existing commuter cycle store on the site shall be relocated

elsewhere on the site for the duration of the construction programme and shall be maintained during this period with the existing swipe card entry controls in place.

36 Access to the southern entrance to Walthamstow Central Station shall

be maintained throughout the construction period of the development hereby approved, unless otherwise agreed by the Local Planning Authority.

37 Adequate precautions shall be taken during the demolition, excavation

and construction period to prevent the deposit of mud and similar debris on the adjacent public highways, in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.

38 The pedestrian link to Edison Close hereby approved shall be fully

installed and available for use by pedestrians and cyclists travelling both from the site to Edison Close and in the opposite direction

(Item 4.1)

immediately on the completion of all other building works on the construction of the buildings hereby permitted, or within one month of the occupation of the last residential unit, whichever is the sooner. Thereafter, the route shall be kept permanently open for use by pedestrians and cyclists.

39 Upon the completion of the development, no less than 34kW peak

electrical capacity of roof mounted solar photovoltaic panels with a southern component and absent of significant shading throughout the year shall be mounted, maintained and operated in accordance with the details set out in the Energy Strategy to provide power to the development, unless otherwise agreed in writing with the Local Planning Authority.

40 .No vents, extracts, flues, soil vent pipes, air conditioning plant,

utility/service installations, plumbing or pipes other than rainwater pipes, shall be fixed to the east, west or south elevations of the buildings hereby approved without the prior written approval of the Local Planning Authority.

41 The ground floor units within Block A identified on the submitted plans as retail units shall first be used only for purposes within Use Classes A1 or A2 as defined by the Town & Country Planning (Use Classes) Order 1987 or Class A3 in the Town & Country Planning (Use Classes) (Amendment) Order 2005. Once a use has commenced, any future uses shall be subject to the provisions of the said Use Classes Order and the Town & Country Planning (General Permitted Development) Order 1995

42 The ground floor units in Block B, identified on the submitted plans as a taxi office and community room shall be first used only for those purposes> Any alternative use shall be treated as a change of use and subject to the provisions of the Town & Country Planning (Use Classes) Order 1987.and the Town & Country Planning (General Permitted Development) Order 1995.

43 No extractor flues, air conditioning units or other similar ducting shall be erected above ground floor level on the north elevation of the buildings hereby approved without the prior written approval of the Local Planning Authority.

44 All plant, services and related equipment shall be maintained and operated so as not to exceed ambient noise levels by more than 5dB LA measured at the nearest noise sensitive receptor.

45 The balconies to the residential units hereby permitted shall not be used as drying areas and nothing other than garden furniture or potted plants shall be kept thereon overnight.

(Item 4.1)

11.2 REASONS

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 (as amended).

2. To ensure that the development is completed in accordance with the

approved plans and to comply with policy BHE1 of the adopted Unitary Development Plan 2006.

3. In the interests of the future health of occupiers of and visitors to the

development and to prevent pollution of ground water and to comply with policy WPM7 of the adopted Waltham Forest Unitary Development Plan (2006).

4. To ensure that any deep drilling does not pollute groundwater below

the site, and to accord with policy WPM6 of the adopted Waltham Forest Unitary Development Plan (2006).

5. To secure a consistently high quality of design throughout the

development and in order to ensure that the proposals make a positive contribution to the site and its wider surroundings and to comply with policies BHE1 of the adopted Waltham Forest Unitary Development Plan (2006).

6. To ensure a satisfactory appearance in the interest of character and

visual amenities in the area, in accordance with policy BHE1 of the adopted Waltham Forest Unitary Development Plan (2006).

7. In the interests of general visual amenity and to protect the general

amenity of surrounding occupiers in accordance with policy BHE3 of the adopted Unitary Development Plan (2006).

8. To ensure that the site is appropriately landscaped in the interest of the

character and amenity of the area, and to comply with policy BHE1 of the adopted Waltham Forest Unitary Development Plan (2006).

9. Insufficient details are provided on the matters required and additional

consideration is considered appropriate to satisfy the requirements of the Greater London Authority and policies WPM 20 of the adopted Waltham Forest Unitary Development Plan (2006) and the London Plan (2008).

10. To protect the quality of groundwater and surface water generated from

the site in accordance with policy WPM6 of the adopted Waltham Forest Unitary Development Plan (2006).

11. To ensure the development adequately addresses its impact on issues

of climate change and carbon saving, and to comply with policies

(Item 4.1)

WPM20 of the adopted Waltham Forest Unitary Development Plan (2006) and the London Plan (2008).

12. In the interests of creating safer, sustainable communities and to

comply with policy BHE7 of the adopted Waltham Forest Unitary Development Plan (2006).

13. To ensure lighting is appropriately located to maximize pedestrian and community safety and minimize disturbance to neighbouring occupiers, in accordance with policies BHE1, BHE3 and BHE7 of the adopted Waltham Forest Unitary Development Plan (2006).

14. To ensure lighting is appropriately located to maximize pedestrian and community safety and minimize disturbance to neighbouring occupiers, in accordance with policies BHE1, BHE3 and BHE7 of the adopted Waltham Forest Unitary Development Plan (2006).

15. To ensure that adequate cycle storage facilities are provided for commuters, and to accord with policy TSP5 of the adopted Waltham Forest Unitary Development Plan (2006).

16. To ensure that adequate cycle storage facilities are provided for residential occupiers, and to accord with policy TSP5 of the adopted Waltham Forest Unitary Development Plan (2006).

17. To ensure sufficient capacity for residential waste is provided in accordance with policy BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

18. Insufficient detail has been supplied to satisfy the Local Planning Authority that sufficient provision for shop waste is provided in accordance with policy BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

19. To ensure occupiers are adequately protected from noise disturbance in accordance with policy WPM 10 of the adopted Waltham Forest Unitary Development Plan (2006).

20. In order to protect future occupiers from exposure to poor air quality in accordance with policy WPM9 of the adopted Waltham Forest Unitary Development Plan (2006).

21 To ensure that adequate access is provided to all users of the site and buildings and to comply with policy BHE5 of the adopted Waltham Forest Unitary Development Plan (2006).

22 To ensure that adequate provision is made for specialist wheelchair housing in accordance with policies HSG10 and BHE5 of the adopted Waltham Forest Unitary Development Plan (2006).

(Item 4.1)

23 To ensure that adequate provision is made for lifetime requirements of residents in accordance with policies HSG10 and BHE5 of the adopted Waltham Forest Unitary Development Plan (2006).

24 To ensure that adequate access is provided to all users of the site and buildings and to comply with policy BHE5 of the adopted Waltham Forest Unitary Development Plan (2006).

25 To ensure that adequate access is provided to all users of the site and buildings and to comply with policy BHE5 of the adopted Waltham Forest Unitary Development Plan (2006).

26 Insufficient details have been submitted to satisfy the Local Planning Authority that the matters have been adequately addressed in the submitted details and further information is required to ensure the development complies with policies TSP10, TSP16 and BHE1 of the adopted Waltham Forest Unitary Development Plan (2006).

27 Insufficient details have been submitted to satisfy the Local Planning Authority that the matters have been adequately addressed in the submitted details and further information is required to ensure the development complies with policies TSP17 and BHE1 of the adopted Waltham Forest Unitary Development Plan (2006).

28 To maximize the opportunity for the use of environmentally sustainable vehicles in accordance with policy WPM20 of the adopted Waltham Forest Unitary Development Plan (2006) and the London Plan (2008).

29 To ensure that the development provides an adequate standard of amenity to occupiers and to minimize the impact on surrounding occupiers in accordance with policies BHE1 and BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

30 To ensure that adequate signage is provided to users of the link in accordance with policy TSP1 and TSP4 of the adopted Waltham Forest Unitary Development Plan (2006).

31 The public art feature is an integral part of the scheme design and its installation is required to ensure the development accords with policy BHE1 of the adopted Waltham Forest Unitary Development Plan (2006).

32 To ensure that shopfront and signage design is consistent across the development and contributes positively to the development in accordance with policy BHE1 and PSC6 of the adopted Waltham Forest Unitary Development Plan (2006).

33 To ensure that the development does not cause disruption on the highway network during the 2012 Olympic Games, and to accord with policy TSP14 and TSP16 of the adopted Waltham Forest Unitary

(Item 4.1)

Development Plan (2006).

34 To minimize disturbance to adjoining residents during construction in accordance with policy BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

35 To ensure that adequate secure provision for cyclists remains available during construction and to accord with policy TSP5 of the adopted Waltham Forest Unitary Development Plan (2006).

36 To maintain access to the station for pedestrians to accord with policy TSP4 of the adopted Waltham Forest Unitary Development Plan (2006).

37 In the interests of protecting the amenities of neighbouring occupiers, in accordance with policy BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

38 To ensure the said link is provided in a timely fashion to benefit pedestrians in accordance with policy TSP4 of the adopted Waltham Forest Unitary Development Plan (2006).

39 To ensure compliance with the Energy strategy and to ensure an appropriate level of renewable energy is generated in the development as required by policy WPM20 of the adopted Waltham Forest Unitary Development Plan (2006) and the London Plan (2008).

40 In the interests of general visual amenity and to accord with policies BHE1 and BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

41 Te enable the Local Planning Authority to retain control over future changes of use that may have an adverse impact of residential occupiers and the function of the commercial space, in accordance with policies TRL4, TRL7 and BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

42 Specific justification for the proposed uses exists and the Local Planning Authority would seek to retain control over future changes that may result in the loss of community oriented facilities, adversely impact on local amenity and affect the function of commercial space in the development, contrary to policies TRL4, TRL7, GCS1 and BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

43 In the interests of general visual amenity and to accord with policies BHE1 and BHE3 of the adopted Waltham Forest Unitary Development Plan (2006).

44 To minimise disturbance from noise from poorly maintained equipment in accordance with policy WPM 10 of the adopted Waltham Forest

(Item 4.1)

Unitary Development Plan (2006).

45 To ensure that the appearance of the building is not compromised contrary to policy BHE1 10 of the adopted Waltham Forest Unitary Development Plan (2006).

11.3 Informatives: Informatives will be supplied in an update report

12 BACKGROUND DOCUMENTS 12.1 Application file and supporting information.