Agenda item

RESOLVED

That planning permission be GRANTED for the demolition of Our Lady and St Philip Neri Roman Catholic Primary School, Mayow Road SE23 and the construction of a part three/part four/part five storey building to provide:

•           59 residential units, comprising 24 one bedroom, 27 two bedroom and 8 three bedroom self-contained flats, together with landscaping, play areas, cycle parking, accessible parking and associated works.

Subject to Conditions and Informatives outlined in the report,

And a requirement that officers should formulate conditions in relation to the:

Amendment of the S106 Heads of Terms to include a requirement for the applicant to finance a CPZ consultation.

The Planning Officer, gave an illustrative presentation recommending the grant of planning permission for the demolition of Our Lady and St Philip Neri Roman Catholic Primary School, Mayow Road SE23 and the construction of a part three/part four/part five storey building to provide 59 residential units, comprising 24 one bedroom, 27 two bedroom and 8 three bedroom self-contained flats, together with landscaping, play areas, cycle parking, accessible parking and associated works.

The committee noted the report and that the main issues were:

Principle of Development

Layout, Scale and Design

Housing – Mix and Tenure

Standard of Accommodation

Impact on Neighbouring Properties

Transport Impact

Sustainability and Energy

Ecology and Landscaping

Flood risk

Waste

Planning Obligations

Following members’ enquiries relating to tenure, affordable rent, ecological concerns and the viability exercise, the Officer confirmed the development would be tenure blind. He also explained that the Social Rent element would occupy the entire Block B, accessed from Acorn Way, and the 39 Market units would occupy the entire Block A, and were located on all floors within Block C. Shared ownership was located on ground, first and second floors in Block C, accessed from Mayow Road. The Officer advised the Committee that the scheme would provide 11 London Affordable Rent, and 9 Intermediate units, with the overall affordable provision being 34% by unit: 55% Social Rent, 45% Intermediate.

The Officer advised the Committee that trees were subject to planning conditions, and further details would be submitted.

The Chair advised the Committee that the viability assessment undertaken by GL Hearn on behalf of the Local Planning Authority (LPA), had been available to view online since the end of October 2019, and was also included in the Supplementary Agenda to the report.

The agent on behalf of the applicant, addressed the Committee describing the benefits of the scheme, such as 59 new homes contributing to the councils housing provision targets, and the positive use of unutilised brownfield site. The agent also advised the Committee the applicant was in discussions with an affordable housing association. The agent stated if planning permission was granted, they would start construction as soon as possible in the New Year.

Following members enquiries relating to design, ecological, tenure and the review mechanism, the agent advised the decision to use brick was sympathetic to the surroundings. Also, the flat roof design was appropriate, as it was similar to the nearby school roof, and was more suitable for a block of flats. The use of metal for balconies, added a contrast against the brickwork. In addition, the agent stated that there were limitations in materials used, and brick was deemed the safest option in light of recent unfortunate events.

The agent confirmed there would be no difference between entrance designs for each block on the scheme, and the communal space would be shared by all blocks. The entrance design would meet the requirements in regard to how housing associations managed the scheme. The agent divulged that entrance design could be secured by condition, so that any future owner of the scheme would be required to adhere to the agreed standard conditioned. It was also confirmed there would be no concierge service, and 1 management company would service all blocks. The agent described in detail, the layout of the blocks on the scheme to clarify the reasons for design decisions made.

The agent advised there would be no resident access to the green roof, access would be for maintenance only, and the courtyard would provide sufficient communal space.

The agent stated the decision not to ‘pepper pot’ tenure types throughout the scheme, was related to the reluctance of housing associations to take up such developments.

The legal representative advised the Committee that the Affordable Housing Value (AHV) sets out when affordable housing review mechanisms should be secured. Fast-track schemes would be subject to an ‘Early Stage Viability Review’ (ESVR) if an agreed level of progress on implementation is not made within two years of permission being granted, or as agreed with the LPA. Viability tested schemes would be subject to the ESVR and a ‘Late Stage Viability Review’ (LSVR); this would be triggered at the point at which 75% of units are sold or let. Longer term phased schemes may also require a mid-term review.

A resident, addressed the Committee, advising that she was representing the neighbours to the application site. Residents were opposed to the proposal because of concerns relating to scale and height, high density, design, overlooking, ecological concern, construction disruption, parking, traffic congestion, and vehicle access.

The legal representative advised the Committee that it is recommended that a planning obligation ensured that residential occupiers of the scheme (except for disabled drivers) would not be eligible to apply for on-street parking permits should a CPZ be implemented in the future. He advised the Committee this restriction was common to major new developments within the Borough within existing/potential controlled parking zones, thereby protecting the amenity of existing residents who would need to park on-street.

The Manager advised that a Section 106 Agreement, including a requirement for a CPZ consultation would need to be agreed with the applicant, before such implementation was possible.

The Applicant confirmed they would be happy for a condition regarding a CPZ consultation, to be included in the Section 106 Agreement.

The Committee

          RESOLVED - Unanimously

That planning permission be GRANTED for the demolition of Our Lady and St Philip Neri Roman Catholic Primary School, Mayow Road SE23 and the construction of a part three/part four/part five storey building to provide:

·        59 residential units, comprising 24 one bedroom, 27 two bedroom and 8 three bedroom self-contained flats, together with landscaping, play areas, cycle parking, accessible parking and associated works.

Subject to Conditions and Informatives outlined in the report,

And a requirement that officers should formulate conditions in relation to the:

·        Amendment of the S106 Heads of Terms to include a requirement for the applicant to finance a CPZ consultation.