Agenda item

1/02 16-28 Bonnersfield Lane, Harrow (P/0768/20)

Minutes:

PROPOSAL:  redevelopment to provide a five storey building comprising of twenty two flats (Use class C3) and commercial unit to ground floor (Use class B1); six x three storey houses; landscaping; parking; bin and cycle stores; emergency vehicle access; associated works (demolition of existing buildings) (as amended by the Addendum).

 

The Committee resolved to approve the officer recommendations.

 

RECOMMENDATION A

 

The Committee was asked to:

 

1)            agree the reasons for approval as set out in the report; and

 

2)            grant planning permission subject to the planning conditions (set out in Appendix 1 of the report to the committee and as amended in the Addendum) and subject to authority being delegated to the Interim Chief Planning Officer in consultation with the Director of Legal and Governance Services for the completion of the legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling legislation and issue of the planning permission and subject to minor amendments to the planning conditions (set out in Appendix 1 of this report) or the legal agreement.  The Section 106 Agreement Heads of Terms would cover the following matters:

 

Affordable Housing

§     Early and late stage review of the development as per the Mayor’s SPG.

§     Transport and Highways

§     Travel Plan:

o        A revised travel plan shall be submitted to the Council prior to the first occupation of the building), to be implemented as approved unless otherwise agreed in writing.

o        A travel plan bond of £10,000 will be required to secure the implementation of all measures specified in the revised Travel Plan. In addition, a £5,000 monitoring fee is required to cover the cost of monitoring the travel plan.  The developer to ensure the effective implementation, monitoring and management of the travel plan for the site.

o        Should the travel plan not fulfil its agreed targets by year 5, the life of the travel plan may be extended, the cost of which will be met by the developer.

 

§     Resident Parking Permit Restrictions:

o        The development to be ‘resident permit restricted’ and the developer to ensure that: (i) all marketing/advertising material makes reference to the fact that; and (ii) all lettings agreements contain a covenant to the effect that; future occupiers and tenants (other than those that are registered disabled) will not be entitled to apply for a residents parking permit or a visitor parking permit.

o        Amendment to the relevant Traffic Management Order (contribution of £1500)

 

§     Contribution to Road Works

o        Contribution of a £10,000 to improvements along Manor Parade as part of a planned cycle scheme, to support sustainable travel modes for the increased number of residential units on site and car-free proposal.  The scheme intends to improve the cycling and walking facilities in the area including the crossing at Sheepcote Road/Station Road.  The improvements would assist with travel to and from the site as it will most likely involve crossing at this junction and will enable users to connect to further destinations.

 

§     Employment and Training

o        The developer to submit to the Council for approval, prior to commencement of the development, a Training and Recruitment Plan. The developer to implement the agreed Plan.  The training and Employment plan will include:

§    employment initiatives opportunities relating to the construction of the Development and details of sector delivery;

§    the provision of appropriate training with the objectives of ensuring effective transition into work and sustainable job outcomes;

§    the timings and arrangements for implementation of such initiatives and

§    suitable mechanisms for the monitoring of the effectiveness of such initiatives

o        A financial contribution towards the management and delivery of the construction training programme based on the construction value of the development.  This is usually calculated using the formula: £2500 per £1m build cost.

o        The developer to use all reasonable endeavours to secure the use of local suppliers and apprentices during the construction of the development.

 

§     Sustainability

o        A provision of carbon reduction on-site and payment of any off-set if zero carbon reduction is not achieved on-site, as determined by the final carbon reduction achieved on site as per Condition 25 of this permission.  Based on the submitted Energy and Sustainability Statement – Option 1 Mixed Use Residential-led Scheme [6788 Rev 3.0 dated 05.03.2020], this is currently estimated at a financial contribution of (19.62 x £60 x 30 years) = £35,316 towards carbon offsetting measures.

 

§     Legal Costs, Administration and Monitoring

o        A financial contribution (to be agreed) to be paid by the developer to the Council to reimburse the Council’s legal costs associated with the preparation of the planning obligation and a further financial obligation (equivalent to 5% of the overall financial contribution) to be paid to reimburse the Council’s administrative costs associated with monitoring compliance with the obligation terms.

o        The Developer to be responsible for the Council’s legal costs associated with the negotiation and preparation of the s.106 planning agreement and a further financial contribution to be paid to reimburse the Council’s administrative costs associated with monitoring compliance with the obligation terms of the agreement.

 

RECOMMENDATION B

 

That if the Section 106 Agreement is not completed by 30th November 2020, or as such extended period as may be agreed by the Interim Chief Planning Officer in consultation with the Chair of the Planning Committee, then it is recommended to delegate the decision to REFUSE planning permission to the Interim Chief Planning Officer on the grounds that:

 

1)            The proposed development, in the absence of a Legal Agreement to provide appropriate improvements, benefits and monitoring that directly relate to the development, would fail to adequately mitigate the impact of the development on the wider area and provide for necessary social, environmental and physical infrastructural improvements arising directly from the development, contrary to the National Planning Policy Framework (2019), policies 3.11, 3.13, 5.2, 6.3, 6.9 and 6.10 of The London Plan (2016), Core Strategy (2012) policy CS1, Harrow 7 Wealdstone Area Action Plan AAP10, AAP13, AAP19 and AAP20, and policies DM1, DM12, DM42, DM43 and DM 50 of the Harrow Development Management Polices Local Plan and the Supplementary Planning Document: Planning Obligations & Affordable Housing (2013).

 

DECISION:  GRANT

 

The Committee wished it to be recorded that the decision to grant the application was unanimous.

Supporting documents: