quod report template - lbhf

Properties

Seagrave RoadPlanning Application

Housing Statement

Prepared for EC Properties Ltdby Quod

June 2011

PropertiesSeagrave Road | Housing Statement | June 2011 3

Cover Letter

Application Forms

Planning Application Drawings

Planning Statement (incl. s106 HoTs)

Design and Access Statement (including the Landscape Strategy)

Tree Survey

Sustainability Strategy

Energy Strategy (including CSH Pre-assessment)

Transport Impact Assessment (Delivery and Servicing Plan, Travel Plan)

Statement of Community Involvement

Housing Statement

Environmental Statement - Volume 1



Environmental Statement - Non-Technical Summary

Application Document

Seagrave Road

Housing Statement

22 June 2011

Our Ref: Q20055

CONTENTS

1 INTRODUCTION 5

2 EXISTING SITE AND APPLICATION OVERVIEW 6

a) Overview of the Site 6

b) Development Proposals 6

c) Relationship to the Wider Opportunity Area 7

3 POLICY CONSIDERATIONS 10

a) Background 10

b) National Policy 10

c) London Plan Policy 11

d) Local Policy 14

e) Summary 16

4 HOUSING PROPOSALS 18

a) Scheme Objectives 18

b) Scheme Components 18

c) Key Design Principles 19

d) Residential Proposals 20

e) Unit Mix and Sizes 21

f) Service Charge 21

g) Parking 22

h) Phasing 22

5 AFFORDABLE HOUSING PROPOSALS 23

a) Scenario 1: Implementation on a stand alone basis 23

b) Scenario 2: Implementation where the Earls Court Site Wide Development Option is

progressed 24

c) Design Standards 26

d) Service charging and Estate management 26

e) Summary 27

6 CONCLUSION 28

Seagrave Road Housing Statement 5

1 INTRODUCTION

1.1 The Housing Statement (HS) is submitted on behalf of EC Properties Limited (‘the Applicant’) in

support of the planning application for the demolition of existing buildings and development of a

mixed use, residential led scheme and associated infrastructure and access arrangements at

Seagrave Road Car Park (‘the Site’). This Statement sets out the residential components of the

scheme, explains the planning policy context against which the proposals come forward with

particular emphasis on the provision of affordable housing and the relevant design guidance and

standards.

1.2 The HS should be read in conjunction with a number of the other planning application documents,

including but not limited to, the Planning Statement, the Design and Access Statement, the

Environmental Statement and the Application Drawings.

1.3 This Statement is structured to provide:

An introduction to the existing site and the application proposals

An overview of relevant national, regional and local planning policy

The objectives, design principles and overall residential proposals

Details of the amount and type of affordable housing to be provided

Conclusion


2 EXISTING SITE AND APPLICATION OVERVIEW

a) Overview of the Site

2.1 The Application Site is approximately 3 hectares (ha) in size and is bound by commercial buildings

along Roxby Place to the north, London Ambulance Service buildings to the south, Brompton

Cemetery to the east (on the far side of the rail lines), and Seagrave Road to the west.

2.2 The Site is located within the Earls Court and West Kensington Opportunity Area (ECWKOA), as

defined in the Draft Replacement London Plan (October 2009).

2.3 The Site is currently occupied by a hard surfaced car park which is used to provide parking for the

Earls Court Exhibition Centre and some storage. Additional details of the site and its existing use

is set out in the Planning Statement.

b) Development Proposals

2.4 The development proposals for the Site involve the redevelopment of land and buildings, including

the demolition and alteration of existing buildings and structures. The development proposals

comprise a mixture of residential accommodation, a café, a gym/club, areas for servicing and

storage and plant, waste and utilities infrastructure, the creation of significant public space and a

contemporary garden square and the creation of new accesses for pedestrians and vehicles.

2.5 The description of development for the Application is:

“Demolition of all existing buildings and the development of 808 residential units comprising; 8 residential blocks (Blocks A-H) ranging from 4 to 16 storeys (C3); 24 residential town houses (C3), a gym facility with associated café (D2) in addition to plant, parking, servicing and new access arrangements.”

2.6 The maximum total floorspace proposed for the Application is 110,091 m2 GEA. Table 1 below

provides a breakdown of the floorspace figures between residential uses and the other proposed

land use categories.


Table 1 : Proposed Floorspace by Land Use

Land Use Use Class GEA (sqm)

Block A C3 10,925

Block B C3 6,243

Block C C3 19,934

Block D C3 18,523

Block E C3 6,460

Block F C3 12,243

Block G C3 4,534

Block H C3 4,126

Seagrave Road Town Houses C3 6,096

Total residential 89,084

Gym, café, head house, reception etc D2 1,842

Ancillary (servicing, plant, parking) 19,165

Total 110,091

2.7 The Application also includes a significant amount of open space, a total of 1.5ha at ground level

with a further 2,000sqm of communal space at roof level. The open space provision includes a

new garden square, communal gardens, courtyard gardens, shared surface public realm,

communal roof terraces and private gardens.

2.8 A number of enhancements to the public realm are also proposed as part of the Application and

details of these proposals are explained within the Landscape Strategy which forms part of the

Design and Access Statement accompanying the Application.

c) Relationship to the Wider Opportunity Area

2.9 The Site forms part of the ECWKOA. The Applicant has recently submitted two further planning

applications for land within the ECWKOA:


Earls Court Site Planning Application 1 relates only to land within RBKC and seeks permission

for a maximum quantum of residential floorspace of 143,503 m2 GEA residential floorspace,

this could accommodate up to 1,016 homes depending on the precise unit size mix.

Earls Court Site Planning Application 2 relates almost entirely to land within LBHF, but also

includes a small area of land within RBKC. Permission is sought for a maximum quantum of

residential floorspace of 613,944 sqm (GEA) which could accommodate 5,759 units

depending on the precise mix of unit sizes.

2.10 Together these two applications provide for comprehensive redevelopment of the Earls Court Site.

Both applications are outline parameter based and comprise a total of 1,144,899 m2 GEA of

development and respond to the significant regeneration potential of the ECWKOA, with

Application 2 including the redevelopment of the existing Gibbs Green and West Kensington

estates. These estates are identified by LBHF, in their emerging Core Strategy and draft ECWKOA

SPD, as a regeneration priority. The development proposals for Seagrave Road are important to

enabling the first phase of the estate relocation process and are specifically identified for this

purpose in Earls Court Site planning applications.

2.11 The intention is to fully implement both planning applications. These applications provide the

opportunity for two Development Options:

Earls Court Site Wide Development Option: This option relates to the whole of the Earls Court

Site. It results from the combination of Planning Applications 1 and 2 and provides a maximum

of 6,775 residential units along with office, leisure, retail, cultural and community uses and

includes the reprovision of the existing estates.

Earls Court RBKC Only Development Option: This option relates to the scheme proposals

within RBKC. It comprises the implementation of Planning Application 1 only and provides a

maximum of 1,016 residential units and a number of other uses.

2.12 In the event that Earls Court Site Wide Development Option does not proceed, the Seagrave Road

Site will be delivered on a stand alone basis. This is further addressed in Section 5 of this Statement.


2.13 In order to appraise the specific impacts of the Proposed Development, the planning application

for Seagrave Road assumes a base case scenario where the estate regeneration does not occur.

This base case assumes Earls Court Exhibition Centre (“EC”) may remain open.

2.14 The Housing Statement which accompanies the Earls Court Applications provides additional detail

relating to the existing estates, the policy support for their regeneration, the relocation process

and the draft offers that have prepared by LBHF for consultation with existing residents who may

be relocated.


3 POLICY CONSIDERATIONS

a) Background

3.1 Policy and guidance relating to development at the Seagrave Road site is significant and detailed.

National planning guidance as detailed mainly but not exclusively by PPS3 sets the tone for

affordable housing delivery, regional guidance in the form of the London Plan and its

supplementary documents address regional priorities and both the emerging Hammersmith and

Fulham Core Strategy (CS) and the Earl’s Court and West Kensington Opportunity Area Draft Joint

Supplementary Planning Document (ECWKOASPD) consider the local context and housing

priorities.

b) National Policy

3.2 National planning policy on housing is evolving. Presently, Planning Policy Statement 3: Housing

(PPS3), published in November 2006 and updated in June 2010, provides the current and adopted

national planning policy framework for the delivery of Central Government’s housing policy

objectives.

3.3 A new National Planning Policy Framework (NPPF) will ultimately replace the existing planning

guidance in the form of the Planning Policy Statements. The NPPF Practitioners’ Advisory Group

to Government issued its group recommendation draft of the NPPF to the department of

Communities and Local Government in May 2011, which will inform Government drafting of the

new NPPF due to be released in July 2011. Of critical importance is the emerging, and increasingly

important theme for this NPPF being the ‘agenda for growth’ or the increased emphasis on the

recognition that housing delivery provides invaluable support to deliver the vital economic

growth.

3.4 The Practitioners’ Advisory Group draft of the NPPF confirm this by stating:


“At the heart of the planning system is a presumption in favour of sustainable development, which should be seen as golden threat running through both plan making and decision taking”.

3.5 Whilst the Government will consult on their own approach to the NPPF the presumption in favour of

sustainable development, and the imperative for new housing numbers to help drive prosperity and

economic growth, will be key components which will be promoted by Government.

3.6 PPS3 sets out the specific outcomes that the planning system should seek to deliver including the

delivery of a sufficient quantity of housing taking into account need and demand and seeking to

improve choice across local areas (paragraph 10).

3.7 PPS3 requires that the deliverability of targets set locally should also be tested to ensure that they

are viable and deliverable taking into account risks to delivery and drawing on informed

assessments of the likely levels of finance available for affordable housing, including public

subsidy and the level of developer contributions that can reasonably be secured (paragraph 29).

3.8 Delivering Affordable Housing (DAH), the sister guidance document to PPS3, provides guidance on

the role of local authorities in the delivery of affordable housing. It states that Local Authorities

are required to ensure that existing housing provision be balanced carefully with future housing

demand on the basis of a robust and credible evidence base.

3.9 DAH also sets out that local authorities are encouraged to set ambitious but realistic affordable

housing targets and thresholds, given site viability (paragraph 10).

c) London Plan Policy

3.10 The adopted London Plan (2008) requires boroughs to set overall targets for the amount of

affordable housing to be delivered within the area over the plan period. This target should be

based upon an assessment of all housing needs and a realistic assessment of supply and have

regard to the London-wide strategic target of 50% of all new housing delivered being affordable

housing. Within that delivery parameter, the objective is to achieve a 70:30 tenure split in terms

of social rented to intermediate provision, on a pan-London basis (policy 3A.9).


3.11 Policy 3A.10 Negotiating affordable housing in individual private residential and mixed-use

schemes states:

“Boroughs should seek the maximum reasonable amount of affordable housing when negotiating on individual private residential and mixed-use schemes, having regard to their affordable housing targets adopted in line with Policy 3A.9, the need to encourage rather than restrain residential development and the individual circumstances of the site. Targets should be applied flexibly, taking account of individual site costs, the availability of public subsidy and other scheme requirements.”

3.12 London Plan housing policy is supplemented by the London Housing Supplementary Planning

Guidance (SPG) which was adopted in 2005 and has been updated by the adoption of the Interim

Housing SPG in April 2010 which replaces or supplements relevant sections of the 2005 policy.

The 2005 SPG at paragraph 18.11 states that boroughs should take account of the economic

viability of developments and the potential for a site to make a contribution towards affordable

housing provision when seeking contributions, and account should be taken of site specific costs

and values. It also notes that a scheme should not be made unviable by virtue of the Section 106

costs attributable to it. The tenet of this guidance is also reflected in paragraph 4.46 of the 2010

Interim SPG.

3.13 The affordable housing provisions of the adopted London Plan have been in part substantially

amended in the Replacement Draft London Plan (RDLP). Rather than the simple application of

blanket percentage targets, the RDLP requires affordable housing provision to be considered on a

site by site basis having regard to site specific circumstances including the need to encourage

rather than restrain development (policy 3.3), promotion of mixed and balanced communities

(policy 3.10), the specific constraints of individual sites, development viability and the availability

of public subsidy. This is reinforced by the move to change targets for affordable housing delivery

from a percentage of overall delivery to a fixed quantum in numbers of homes.

3.14 The DRLP was subject to Examination in Public during 2010, closing in December 2010. The

Panel’s report was published in May 2011. The Plan is expected to be adopted later in 2011.

3.15 The Examination in Public Panel supported the proposed tenure split change from the adopted 70%

social rent and 30% intermediate to the proposed 60% social rent and 40% intermediate


Londonwide, but identified the following key points at paragraph 3.156 in respect of their view on

the delivery of intermediate housing and the relevance of this in terms of the availability of funding;

“Importantly, maximising the “pool” of affordable homes through expanding the scope of intermediate sector, for family homes or others, is likely to be of much increased importance in a climate of reduced public subsidy. Fears that the available pot of public or private funding for such products will in consequence be spread too thinly is not one that in our estimation should be addressed by restricting either the overall extent of the pool or (in response to those arguing for social rented and market housing only) the range of specific types of affordable housing that policy provides for. Rather, it should be addressed by the opposite approach of designing the broadest possible range of intermediate housing products (alongside social rented provision) supported by a correspondingly wide and diverse pattern of funding mechanism.”

3.16 In terms of intermediate housing affordability, the adopted Plan considers affordability of new

(affordable) accommodation at paragraph 3.37 by setting the range of eligible incomes for

households to access the intermediate sector, which are further considered within the SPG and

are updated through the Annual Monitoring Reports. The London Plan initially set a monitoring

‘mid-point income’ of £35,600 and an upper limit of household income for the intermediate

sector of £52,500. These have since been updated to be £39,950 and £61,400 respectively with a

proposed amendment to the upper threshold to £74,000 for families being promoted through the

Mayor’s Housing Strategy and the RDLP.

3.17 The issue of affordability and targeting of intermediate accommodation to incomes was

considered at length within the RDLP Panel report (paragraphs 3.154 – 3.160). The emphasis of

this suggested that the price of intermediate accommodation should be considered in light of the

locally occurring market conditions which relate to the site rather than being solely directed by

the incomes thresholds. On this basis these incomes become a secondary ‘benchmark’ particularly

for strategic sites. This slightly altered approach may alter the course the RDLP takes prior to

submission for Secretary of State approval and subsequent adoption by the GLA.

3.18 This Site forms part of the Earls Court & West Kensington Opportunity Area, as designated in the

DRLP. The Opportunity Area offers the potential to deliver substantial land use change and mixed

use development presenting a significant opportunity for regeneration in London potentially

comprising estates renewal, housing and employment growth. The DRLP Panel Report indicated


that the scale of opportunity here should be to provide a minimum of 4,000 homes and an

indicative 7,000 new jobs.

d) Local Policy

3.19 There are two distinct areas of Hammersmith and Fulham’s planning policy that relate to

development at Seagrave Road. There is the Core Strategy (CS) post examination version (May

2011) and the Earl’s Court and West Kensington Opportunity Area Draft Joint Supplementary

Planning Document, (ECWKOA SPD) released in draft for public consultation in March 2011. The

CS is anticipated to be adopted by LBHF in October 2011, following review of the Panel’s

comments issued in May 2011 and any proposed revisions. The ECWKOA SPD is due out for

second round consultation in Autumn 2011 and is expected to be finalised by the end of the year.

3.20 CS policy H2 and Strategy Policy FRA (Fulham Regeneration Area), including the Strategic Site and

Housing Estate Regeneration Area 1 – FRA policy, relate to affordable housing delivery in the

borough in general and specifically on the Seagrave Road site respectively. The ECWKOA SPD

also provides advice on housing delivery in the local area under Section 6 – Housing Strategy and

specifically at Seagrave Road under paragraph 6.7 and at Key Principles HO4 and HO6.

3.21 Borough Wide Strategic Policy H2 of the CS explains that on sites with the capacity for 10 or more

dwellings affordable housing should be provided having regard to;

A borough-wide target of 40% of additional dwellings provided being affordable,

The majority of affordable housing provision sought will be intermediate or affordable

rented tenure,

Where rented tenures are offered, schemes that facilitate progression into full or partial

ownership are favoured and

When considering appropriate affordable housing contributions for any specific site the

Council will consider the site constraints, financial viability and the desire to create mixed

and balanced communities


3.22 LBHF’s CS (2011) Strategic Site and Housing Estate Regeneration Area 1 - FRA identifies that the

part of the Opportunity Area falling within LBHF has the potential for to accommodate significant

new homes and jobs. With regards to general affordable housing policy for the FRA it states that

there should be a substantial overall net increase in housing, where 40% of all new housing in the

Opportunity Area in Hammersmith and Fulham should be affordable in accordance with Policy H2

Affordability.

3.23 Specifically it states that with any proposals to replace existing social rented housing from the

Opportunity Area, the existing quantity should not be reduced but it should be redistributed

across the Opportunity Area, in order to create high quality living environments for a mixed and

balanced community.

3.24 In relation to the application Site at Seagrave Road, the policy says;

“Seagrave Road car park must be considered as part of the comprehensive approach to the Opportunity Area. It should be primarily for residential purposes with supporting facilities, including public open space.”

3.25 and whilst Policy H2 applies (ie. target 40% intermediate or affordable rented homes) that;

“Development proposals for Seagrave Road should provide for the opportunity to deliver approximately 25% of all housing as social rented housing subject to estate regeneration coming forward, detailed analysis and viability. This will provide opportunities for tenants on local housing estates to be re-housed into better accommodation and to facilitate regeneration on those estates.”

3.26 Policy therefore requires the potential for up to 25% of new homes to be provided as social

rented housing, if estate regeneration is to be progressed, with the residual up to 40% being

intermediate tenures – always subject to viability and other considerations. Paragraphs 8.125 and

8.126 of the CS expand on these issues and they are further reiterated in paragraph 6.7, Key

Policy HO4 and Key Policy HO6 of the ECWKOA SPD.

3.27 Where intermediate housing is provided the ECWKOA SPD states, in accordance with the DRLP;


“Any intermediate housing will be expected to cover a range of intermediate products, including shared equity, key worker, discounted market sale/rent and shared ownership. Para 3.55 of the draft replacement London Plan (2010) specifies that “new intermediate homes should be affordable to households whose annual income is in the range of £18,100 to £61,400. For homes with more than two bedrooms, which are particularly suitable for families, the upper end of this range will be extended to £74,000. These figures will be updated annually in the London Plan Annual Monitoring Report.”

3.28 Both the CS and the ECWKOA SPD emphasise the importance of good design in delivering high

quality residential development. Key Principle H011 of the ECWKOA SPD states that all new housing

should have regard to emerging design standards as set out in Mayor’s Housing SPG, and as a

subsequently currently detailed in the Interim London Housing Design Guide (ILHDG) and as a

general principle affordable housing should be tenure blind externally. (Key Principle H012).

3.29 CS Policy H4 requires that 10% of residential units are designed to be capable of being wheelchair

accessible and that all new dwellings are built to Lifetime Homes standards. These priorities are

also reflected in the ECWKOA SPD HO14 and HO15 policies.

3.30 Specific environmental performance standards are set out under the Mayor’s guidance, ILHDG,

which uses the Code for Sustainable Homes to assess performance and further reference is made

to high levels of environmental performance in the CS Strategic Site and Housing Estate

Regeneration Area 1 – FRA.

e) Summary

3.31 The approach to housing, including affordable housing at Seagrave Road has been considered in

the context of the policy and guidance set out herewith.

3.32 The principal objectives in relation to affordable housing provision on the Site are derived from

policy and are therefore;

40% of new housing is to be affordable housing, either intermediate or affordable rent -

subject to detailed analysis and viability.


Where estate regeneration is to be progressed there should be the opportunity for 25%

social rented homes and the remaindering 15% as intermediate tenure homes - subject to

detailed analysis and viability.

To deliver new homes that are designed, having due regard to the Mayor’s residential

design standards, including internal space standards.

To ensure that all homes are designed in accordance with the principles of Lifetime Homes

and that 10% of new homes are capable of being wheelchair accessible (with a priority for

this provision targeted towards any existing residents’ needs).


4 HOUSING PROPOSALS

4.1 The development proposals are residential led. This Section of the Statement sets out the key

factors that have been considered in determining the amount and type of housing including the

objectives for the scheme and key design principles.

a) Scheme Objectives

4.2 The objectives for the scheme are;

To deliver high quality residential accommodation offering greater housing choice locally.

To create a rich and varied urban environment that is permeable and encourages

integration with the existing community.

To set the standard for residential development and landscaping throughout the ECWKOA.

b) Scheme Components

4.3 The Application scheme is residential led but also comprises a number of complimentary uses such

as a gym, café etc along with the creation of significant amount of new public space including a

contemporary garden square. Discussions with key stakeholders identified that the site would be

suitable for the delivery of predominantly residential accommodation, provided as a mixture of

houses, duplexes and flats, in sizes ranging from one bed apartments to large family houses with a

variety of open space, ranging through public gardens to private gardens to balconies. This

accords with the guidance contained in the draft Hammersmith and Fulham Core Strategy, under

Strategic Site and Housing Estate Regeneration Area 1 – FRA saying;


“The Seagrave Road car park must be considered as part of the comprehensive approach to the Opportunity Area. It should be primarily for residential purposes with supporting facilities, including public open space. Other employment based uses may be appropriate as part of a comprehensive development scheme for the site”

c) Key Design Principles

4.4 The final scheme design is a development of many of the key principles established by the Terry

Farrell Seagrave Road Masterplan completed in February 2011. It is intended to create a seamless

urban connection between the Seagrave Road site, its existing neighbourhood and the emerging

Earls Court Masterplan. The design elements include;

West Brompton Village: The regeneration of the Site significantly enhance the local area

with a mix of building spaces and scales that together will make a valuable contribution to

the local area and provide a distinct threshold into the Opportunity Area.

A Garden Square: A new garden square is created, typical of the surroundings and London,

forming a social heart to the scheme and providing a high quality landscape setting for the

new residential quarter.

Local Linkages and Accessibility: The urban grain and arrangement of buildings, key spaces

and routes have been designed to align with local streets and promote a permeable and

accessible public realm. Particular attention is given to the definition of public and private

spaces to ensure appropriate levels of privacy, outlook and enclosure.

Lost River Park: Potential for future extension of the new public park from the Earls Court

Main Site to the Application Site, subject to securing ownership from Network Rail. This will

provide an enhanced ecological resource and genuine public amenity whilst giving a buffer

between the development and the railway. This does not constitute part of this application

proposal.

Scale: The scheme generally increases in scale from west to east across the site ranging from

3 storey terraced houses along Seagrave Road to a series of 8 storey villa’s along the eastern

boundary facing the Brompton Cemetery. The careful articulation of scale and silhouette is a

fundamental driver of the scheme and particular care has been given to its appearance in

local and distant views and the impact on the setting of the Grade 1 Listed Cemetery. A


single taller element within the development is located at the northern end of the new

garden square creating a focal point that marks the location of the new square to include a

local landmark.

Variety: The design has been articulated into a number of distinct and different buildings to

include varying materials, patterns and characters adding variety.

4.5 The development proposals have sought to encapsulate these elements and present a significant

piece of urban design that is further explained in the Design and Access Statement.

d) Residential Proposals

4.6 The residential component of the scheme is significant, seeking planning permission for 808 new

homes. This will be provided across 8 blocks (referred to as Blocks A to H), in addition to a number

of houses on the eastern side of Seagrave Road (referred to as Seagrave Road Town Houses).

4.7 The unit mix range proposed for this Application is set out in Table 2 below.

Table 2: Unit Mix

Market Accommodation

1 Bed 2 Bed 3 Bed 4 Bed House

Penthouse Total

Block A 38 42 23 0 0 103

Block B 22 25 4 0 2 53

Block C 60 104 20 0 4 188

Block E 16 25 13 0 2 56

Block F 50 45 16 0 0 111

Block G 25 12 7 0 0 44

Block H 14 7 16 0 0 37

Seagrave Road Houses

0 0 0 16 0 16

Total Market 225 260 99 16 8 608


Affordable Accommodation

1 Bed 2 Bed 3 Bed 4 Bed House

Penthouse Total

Block D 68 85 33 6 0 192

Seagrave Road Houses

0 0 0 8 0 8

Total Affordable

68 85 33 14 0 200

All Accommodation

1 Bed 2 Bed 3 Bed 4 Bed House Penthouse Total

Total 293 345 132 30 8 808

e) Unit Mix and Sizes

4.8 The proposed unit size mix provides for a range of unit sizes appropriate to the scheme specific

circumstances, set out in Table 3 below.

Table 3: Unit Mix and Minimum Unit Sizes

All Accommodation

1 Bed 2 Bed 3 Bed 4 Bed House Penthouse Total

Unit Size mix (No. Units)

293 345 132 30 8 808

Unit Size Mix (%)

36 43 16 4 1 100

Minimum Unit Size (m2 NIA)

50 61 74 90 n/a n/a

f) Service Charge

4.9 All residents will be expected to make a contribution to service and estate charges.


g) Parking

4.10 Cycling facilities will be provided within the development for residents and visitors totalling 978

and 81 cycle spaces respectively, in accordance with London Plan standards and LBHF

requirements.. Cycle parking for residents will be located in the basement in the form of double

height Josta parking systems; visitor cycle parking will be provided at ground level across the site

in convenient locations.

4.11 A total of 40 motorcycle parking spaces will be provided at basement level within the proposed

development.

4.12 A total of 485 residential car parking spaces are proposed at basement level based on a ratio of 0.6

spaces per dwelling, visitor spaces will be provided in addition across the site.

h) Phasing

4.13 The approach taken to phasing will depend on whether the wider Earls Court Site Wide

Development Option proceeds. Where the Earls Court Site Wide Development Option proceeds

approximately 75% of the affordable homes will be available for occupation from late 2014. The

phasing strategy is further explained in Section 5 of this Statement.


5 AFFORDABLE HOUSING PROPOSALS

5.1 The proposed affordable housing comprises 200 units of which 192 (including 6 houses) are

located in Block D and a further 8 houses are on Seagrave Road on the basis of the unit size mix

set out in table 2. The amount of affordable housing has been informed having regard to scheme

specific circumstances, policy considerations and requirements, including the DRLP and LBHF’s CS

Policy H2, and having regard to scheme viability.

5.2 The tenure of the affordable homes is an important element of the Application because there are

two possible scenarios dependent on progress across the wider Opportunity Area. Critically the

affordable housing proposals have been devised to ensure that two possible scenarios can be

implemented thus enabling the full potential of the wider Opportunity Area to be realised.

5.3 Against this background this Section of the Statement sets out the affordable housing proposals

on the basis of two scenarios:

Scenario 1: Assumes implementation of the Application scheme on a stand alone basis ie.

where the Earls Court Site Wide Development Option is not progressed..

Scenario 2: Assumes implementation of the Earls Court Site Wide Development where

Seagrave Road makes affordable homes available as part of the relocation strategy for the

existing residents of the West Kensington and Gibbs Green Estates.

5.4 The differentiation between the two scenarios reflects guidance contained in planning policy and

the decision as to which scenario is delivered will be subject to agreement with LBHF (and will also

depend on the outcome of the determination of the two planning applications for the Earls Court

site (Applications 1 & 2) as submitted by the Applicant and described in Section 2c of this

Statement).

a) Scenario 1: Implementation on a stand alone basis

5.5 Site specific policy contained in the draft CS states that the affordable housing contribution sought

for the Seagrave Road Site should be in accordance with Strategy Policy H2 which targets up to

40% of all additional dwellings to be intermediate or affordable rent homes subject to site specific


constraints, financial viability (including the availability of public subsidy and the need to

encourage rather than restrain residential development), affordability and profile of housing

locally and the creation of mixed of balanced communities.

5.6 In view of the concentration of social rent tenures within the immediate area, housing needs and

the aspiration to achieve a greater choice and range of housing types and tenures the approach

taken has been to assess the extent to which 40% intermediate tenure housing can be

accommodated whilst ensuring the scheme is viable. The viability assessment assumes nil grant

funding, reflecting the current availability of grant, with the completed affordable being

transferred to a Registered Provider and takes into account the affordability considerations

detailed in the DRLP and the draft ECWKOA SPD. On this basis the scheme viability evidences the

maximum reasonable affordable housing contribution that the scheme can support is 25%

intermediate housing (ie. 200 homes).

5.7 The unit size mix of the affordable element is set out in Tables 2 and 3. Of the 200 affordable

homes, 47 are 3 or 4 bed intermediate tenure family homes.

b) Scenario 2: Implementation where the Earls Court Site Wide Development Option is progressed

5.8 Where the Earls Court Site Wide Development Option proceeds, as set out in the emerging CS and

the ECWKOA SPD, this requires the proposals for the Application Site to provide for the opportunity

to deliver approximately 25% of the proposed homes as social rent homes. This will enable the first

phase of the regeneration of the West Kensington and Gibbs Green Estates to be initiated in

accordance with the draft commitments to residents for a single move relocation and will also offer

the potential to keep existing neighbours/communities together where possible.

5.9 The approach taken, as with the approach taken to the stand alone scheme (and in accordance

with policy), is to use an assessment of scheme viability to test the impact of incorporating the

homes for existing tenants within the Seagrave Road Site. Under this scenario a number of inputs

and assumptions which underlie the viability assessments are required to be changed because the

tenure of the affordable housing changes (ie. to social rent tenure) and the timing of delivery

changes (ie. the affordable homes are required to be delivered earlier). Examples of the inputs


and assumptions that are changed include the value of the affordable housing, marketing costs,

timing of sales and receipts, fit out costs and cost of finance.

5.10 It is anticipated that the relocation process may comprise a series of phases, the first phase which

Seagrave Road may provide homes for is envisaged to start in late 2014. The construction phasing

of Seagrave Road has been designed to accommodate this but the early delivery of Block D and the

Seagrave Road affordable homes does impact scheme viability – on a stand alone basis the

affordable housing is programmed for delivered later in the construction process.

5.11 In terms of viability this scenario presents a challenge to the financial performance of the scheme –

to the point where the change in tenure from 25% intermediate to 25% social rent would mean that

the scheme would not be considered viable if brought forward on a stand alone basis. However, the

Applicant has a much wider interest in the Opportunity Area. The ability of the Seagrave Road Site to

facilitate the first phase of relocation of existing residents is considered to be a significant benefit. In

view of this, and the Applicants commitment to delivering both Development Options for the Earls

Court Site, the Applicant is prepared to proceed on the basis of 25% social rented housing for the

existing residents of West Kensington and Gibbs Green Estates if the wider scheme proceeds.

5.12 It is envisaged that this will be secured within the Section 106 Agreement that will provide for

affordable housing at Seagrave Road to be ‘reserved’ for provision of replacement homes until an

agreed long stop date.

5.13 In accordance with the approach and provisions contained within CS policy HS2 the scheme

viability has been tested to ascertain whether any additional housing over and above the

reprovision can be provided as intermediate tenure homes and this evidences that it is not

feasible to be able to accommodate any additional intermediate tenure affordable housing over

and above the 25%.

5.14 The unit size mix is the same as Scenario 1 and is set out in Tables 2 and 3. This is understood to

be able to meet estimated requirements of the first phase of the relocation.

5.15 Making available the 200 affordable homes for the relocation of existing residents would be a

catalyst to enable delivery of the Earls Court Site Wide Development Option. Critically the ability of

Seagrave Road to accommodate the initial phase of existing residents to be relocated means that the


decant process can be progressed in accordance with i) the key principles set out in the CS and ii) the

initial proposals made by LBHF to existing residents. These include:

Enabling every resident that wants one to have a new home

A single direct move – no use of temporary accommodation

Input into the specification of their new home

5.16 Additional details relating to the existing estates, the proposed relocation process and the draft

LBHF offers that have been the subject of consultation with existing residents being relocated are

set out in the Housing Statement which accompanies the Earls Court Applications, as described in

Section 2c of this Statement.

c) Design Standards

5.17 The affordable housing element of the scheme has been designed with regard to LBHF residential

design standards expressed through the CS and SPDs, the Mayor’s Interim London Housing Design

Guide, Lifetime Homes Standards, the Code for Sustainable Homes, Habinteg Wheelchair Housing

Design Guide and Building for Life principles. A full list of design references is provided in the

Design and Access Statement.

5.18 The approach in relation to scheme design accords with CS Policy H4 and ECWKOA SPD policies

HO11, HO12. HO14 and HO15.

d) Service charging and Estate management

5.19 The consideration of on-going maintenance and management of the affordable housing has played

a role in design evolution, to ensure that the obligation imposed onto the affordable housing

element in respect of service charges and estate management charges can be contained within

reasonable allowance. All residents will be expected to make a contribution to reasonable service

and estate changes.


e) Summary

5.20 Irrespective of whether the Earls Court Site Wide Development Option progresses or not, when

appraised in accordance with policy, the maximum reasonable amount of affordable housing that

can be provided is 25%. Both scenarios assume the same unit size mix (as set out in Table 2).


6 CONCLUSION

6.1 The Application scheme comprises a mix of residential and other uses in addition to the creation of

significant public space, including a new London garden square. It offers a mixture of residential

accommodation including houses, duplexes and apartments, ranging in size from one beds to large

family houses with a variety of open space provision, ranging through public gardens to private

gardens to balconies.

6.2 The design principles accord with the vision for the area set out in the LBHF CS and the overarching

objective has been to create a seamless urban connection between the Seagrave Road Site, its

existing neighbourhood and the emerging Earls Court Masterplan.

6.3 Policy requires the Seagrave Road site to be considered as part of a comprehensive approach to the

Opportunity Area and directs that it should be primarily for residential purposes with supporting

facilities, including public open space. The scheme proposals wholly accord with these requirements.

6.4 The key policy test for the Application are;

To provide 40% of additional new homes as affordable housing, either intermediate or

affordable rent tenure – subject to detailed analysis and viability.

In the event that the Earls Court Site Wide Development Option proceeds, to provide the

opportunity to deliver approximately 25% of homes as social rented housing and the

remaindering 15% as intermediate tenure homes - subject to detailed analysis and viability.

To deliver new homes that are designed, have due regard to the Mayor’s residential design

standards, including internal space standards

To ensure that all homes are designed in accordance with the principles of Lifetime Homes and

that 10% of new homes are capable of being wheelchair accessible (with priority for this

provision targeted towards any existing residents’ needs)

6.5 As detailed in Section 5, the maximum reasonable affordable housing contribution is 25%,

established in accordance with CS Policy H2, to be provided as intermediate tenures with the


opportunity for the tenure to be varied social rent in the event that the Earls Court Site Wide

Development Option is progressed in line with the aspirations of the ECWKOA SPD.

6.6 The affordable housing element of the scheme has been designed with regard to LBHF residential

design standards expressed through the CS and SPDs, the Mayor’s Interim London Housing Design

Guide, Lifetime Homes Standards, the Code for Sustainable Homes, Habinteg Wheelchair Housing

Design Guide and Building Life principles. The accords with both CS Policy 4 and the ECWKOA SPD

policies on good design.

Properties2 Seagrave Road | Housing Statement | June 2011

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