SUMMARY

ng & Regeneration Services

APPENDIX 1`

PlanniPlanning & Regeneration Services

Planning Brief

Site: Bus Depot and Open Space site Address: 120, 120a and other land, Chigwell Road, South Woodford Town Centre: No Site Area: 16,927sqm/1.69ha/4.17 acres

Site Location, Description and Planning Status:

Site description The site is situated at the intersection west of where Southend Road ends, and where the North Circular and the M11 interconnect. The A406 runs directly over the site restricting the type of development that could occur on the site. This effectively means that the height of any scheme on the portion of land under the A406 could not be built to anything higher than a single storey (3-4 metres). Most of the land is hard standing, apart from the portion to the north west of the site where there is a childrens play area and an area of open space (5,130sqm/0.5ha/1.24acres). The site is also fenced off to approximately 2-3 metres in height from the Dairy Crest depot around to the entrance to the childrens park. The site is split into different areas of activity, including; The Dairy Crest Depot to the south of the site; A central area of Business activity (1st City Self Drive, approx. 7,580sqm/0.76ha/1.88acres)

which includes; Parking for a fleet of cars for hire; Parking for a fleet of Vans for Hire; Parking for a fleet of coaches for hire; Office space for the above services in the form of porta-cabins;

Open space to the north west of the site (public access from Rose Avenue).

The internal space of the central area of the site (marked in red on map 2 below) is further split into sections by 2 metre high fencing topped with barbed wire, separating the various parking areas. Business equipment is scattered around the site area and include large metal storage tanks, wooden palettes, fork-lift trucks, used tyres etc. There are also many work and private vehicles parked on site, including some lorries. The overall appearance is very informal with no designated access roads, or marked parking bays with landscaped areas; the site has not been designated as a business park and has never developed a design layout appropriate to a business park.

Overall Indicative Capacity (based on indicative diagram option for flats and B1 uses) Existing site area: 16927 sqm/1.69ha/4.17 acres Footprint per block of flats: Block A-763sqm; Block B-496sqm (total developable footprint

of 1259 sqm); Potential developable floor space per block: 3777 qm (assuming 3 storeys per block); Total estimated Capacity: 3777sqm developable floor space, 60 units (flats); Plot Ratio: 0.59:1; Car Parking: 60 spaces (675sqm,), on the basis of 1 car parking space per unit; Space for amenity and landscaping, access road, and pedestrian hard-standing areas:

4466sqm; Potential capacity based on LDF density ratios of 80-120 units per hectare: 60 units on this

site achieves 94 units per hectare if calculated for the size of the southern portion of the site only (0.64ha).

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Current Site activity Business, (Use Classes B1 and B8); Local Open Space

Current planning/development control status Application 1018/04, removal of existing gate and fencing, erection of gate and fencing.

Current active/development Area Action Plans The site is not in an area where there are any Area Action Plans (AAP) or Community Plans

scheduled for preparation.

Proposed Land Uses Residential (Use Class C3); Business/employment (Use Classes B1, B2 and B8); Open Space/Recreation.

Development Aims The development aims are to achieve a mixed-use scheme on the site, including terraced units and/or small-scale blocks of flats, with an affordable element, and business/employment uses. Currently the land is not achieving its full potential in terms of its use, and a more formal urban design for the uses on parts of the site should be achieved. The Council are also committed to protecting the open space on the site, which could be improved or better landscaped as part of an overall development scheme for the site. The site area itself is also in an overall untidy state environmentally, and a development proposal would bring an opportunity to improve the general setting of the area and amenity of local property owners. Affordable housing should be negotiated on all planning applications for 10 or more residential units. Proposals should Provide 50% affordable housing.. The site is also adjacent to Oakdale Junior School and its development should not inhibit any current access issues for the school without achieving equally workable, suitable and safe alternatives. This is particularly important for the emergency access to Oakdale school reserved for the Fire Service. The school also experiences problems with trespassing, so security and opportunities to provide surveillance should be a priority for a developer.

Development Options and Uses There are a number of options for the site in terms of its development, but the best solution would include:

1. The development of the southern third of the site for housing (0.64ha of total site area). The option in the indicative capacity and indicative plan sections below is based on a scheme for flats only within this portion of the site, but terraced housing or a mixture of both could work with the right design;

2. A new B1 use for the central area of the site where there are existing B1 uses. This part of the site has limited development potential because of the presence of the North Circular flyover above. It may be difficult to find a feasible alternative to the current use, but there may be some scope for a new, small scale, limited B1 use on the site;

3. A more formal urban design for those parts of the site currently used for business uses (use class B1). The central area of the site has a loose, informal and rather haphazard layout and it would benefit local amenity if this area could be improved. This improvement could be achieved through planning gain resulting from the development of the southern part of the site for housing, even if it is not possible to secure a new B1 use on this portion of the site;

4. The retention of the open space area to the north west of the site. If development occurred on the other portions of the site then an opportunity to enhance the retained open space would arise. It is likely that this will be expected as part of Section 106 Agreements negotiated by the Council with the developer.

A continuation of the current use on the central portion of the site is a further option but this may not be the best option, as it may not offer the opportunity to improve the layout at this section of the site. The option in the indicative diagram below is typical of schemes for flatted development in the local area, particularly at Old Mill Court immediately to the south of the site.

Town Planning Land use/Context UDP Policy RA4 Main Road Uses

The following uses will be appropriate subject to an assessment of the impact on any nearby residential or open land;

1. B1 Employment; 2. Indoor recreation facilities; 3. Community or religious meeting places; 4. GP or day nursery; 5. Open space for passive recreation

London Plan Policy 3D.7 Realising the value of open space The Mayor will work with strategic partners to protect and promote London's network of open spaces, to realise the current and potential value of open space to communities, and to protect the many benefits of open space, including those associated with health, sport and recreation, childrens play, regeneration, the economy, culture, biodiversity and the environment;

Shown as Housing Development Opportunities Site RO09 on the Redbridge Local Development Framework (LDF) Proposals Map, in Schedule 2 of the LDF Development Sites With Housing Capacity DPD, and directed by LDF Policy H1 in the Borough Wide Primary Policies (BWPP) DPD;

North-west portion of the site is shown as designated Important Urban Open Space on the Redbridge LDF Proposals Map, and directed by LDF Policies CR1/CR2 in the BWPP DPD;

The site is also designated as Flood Zone 3 on the Environment Agencies (EA) Indicative Flood Zone Map. PPS25 requires decision-makers to steer new development to areas at the lowest probability of flooding by applying a 'Sequential Test'. The EA will object to any planning application until evidence has been provided that the flood risk Sequential Test has been adequately demonstrated.

Key Transport/ Access Issues The site is close to the A1400 route directly to Gants Hill Roundabout and Tube Station; The site is located on the A113 (Chigwell Road) starting from the A114 roundabout (the

Green Man) at the southwest boundary of the borough, and continuing north to connect with the B173 and beyond the north of the borough towards Chigwell;

The site is also located on a slip road that connects with the M11 towards the west of the borough and beyond into the borough of Waltham Forest;

There are 4 bus services: The 179 which routes south along Chigwell Road and towards South Woodford and

finally Chingford, originating from London Road, Barking; and The 123 which joins the M11 westwards and on towards Black Horse Road and

Tottenham Hale Tube and Bus station, originating from Ilford Bus station, Ilford Town Centre;

The 549 routes between South Woodford and Loughton; The W14 routes from Woodford Bridge to Leyton;

The local Public Transport Accessibility Level (PTAL) is 3; All the local roads are very busy routes and road safety would be a high priority for any

proposals on the site; Safe access roads to the site are a key issue for any new development proposals; The A406 is elevated above part of the site. TfL needs access to inspect and maintain this structure,

specifically a 3m easement strip to allow vehicle access during these inspections. TfL would also need a structural assessment of any works within 15 metres of this structure that accords with the Design Manual for Roads and Bridges

Key Design Principles Key design principles for all new development are taken from Council Planning policy including Unitary Development Plan (UDP) and Local Development Framework (LDF) policy. UDP (Nov 2003): Policy BF1 The Council will seek to maintain or enhance the character or appearance of the borough. New developments, including extensions and alterations should fit into their site and surroundings in terms of scale, bulk and materials. LDF Borough Wide Primary Policies Submission document (Nov 2006): Policy BD1 Proposals for development should incorporate high quality sustainable construction techniques reflecting the Councils Supplementary Planning Guidance on Urban Design (September 2004) and Sustainable Design and Construction (May 2005) and should:

1. Be compatible with and contribute to the character and amenity of the local area; 2. Be appropriate in style, massing, scale, density and design; realise the potential of the land; 3. Contribute to local design quality; protect or enhance the effects on valuable habitats and

species; ensure that landscaping is an integral element in layout design; 4. Trees and shrubs should augment the amenity and appearance of the site; 5. Ensure that open space provision is compatible with local character; 6. Meet the Councils parking requirements; provide appropriate mitigation to minimise the

impact of new development; 7. Not prejudice the amenity of neighbouring occupiers by unreasonably restricting sunlight,

daylight or privacy to their properties; 8. Create safe and secure environments and reduce the scope for fear and crime through `Secure

by Design Standards; be designed for disabled access; 9. Provide for the storage and collection of waste and recyclable material; 10. Minimise energy use through energy efficiency and renewable energy measures; 11. Minimise the impact on surrounding uses in terms of air, water, noise pollution, and of

fume and smell nuisance. Design Principles (site specific) Incorporate a high standard of design for a new residential housing scheme that responds

to the environmental challenges of this site and is sympathetic to local character, building design and scale;

The scheme could include a mixture of housing types including, family sized, terraced units with some small-scale blocks of flats where appropriate, provided they can be appropriately designed for the scheme overall and for the scale and character of existing residential terraced housing in the local area;

Provide adequate amenity space for the type of housing proposed as specified in Council planning policy (UDP Policy ES4/LDF Policy BD4) and the Councils Supplementary Planning Guidance (SPG) for Amenity Space and Residential Development (Oct 2005);

Incorporate adequate provision for car parking in line with Council planning policy (LDF Policy T5);

Incorporate good landscape design for the scheme overall, including tree planting to enhance the appearance of the environment and the proposed scheme overall;

Build to a maximum height of 2-3 storeys sympathetic to the height of existing residential property in the area (although there are examples of blocks of flats locally built to a height of 4 storeys, this could be achievable at 120 Chigwell Road, where this does not compromise local amenity and the overall character of the area);

Use materials sympathetic to the character of the local area; There will remain some scope for a business use on the site (Use Class B1, B2 or B3) since

the central area where there is current business activity would not be available for residential development. However a proposal for a new, comprehensive development of the site will create the opportunity to develop formal design features specific to business use on the site, and bring a much more ordered environment to the local area;

Enhance open space to the north west of the site.

The objective of this planning brief is to encourage a sustainable design that will enhance the appearance of the location and the surrounding area, with a minimal impact on the local environment. The indicative diagram demonstrates potential density and amenity space provision for the type of housing proposed in this brief, but should not be regarded by developers as a prescribed design option.

Emergency exit off the site to the south is to be retained for Oakdale Junior School

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