Agenda item

Redevelopment of the site to erect a part 11 storey, part 10 storey mixed use building comprising 121 residential dwellings (Class C3) and ground level commercial premises (Class E) along with public realm delivery of Green Super Highway with associated landscaping, access, and parking following demolition of existing buildings.

Recommendations: Approve + Sec 106

RESOLVED:

1.    That authority be delegated to officers to attempt to secure more 3-bed properties by way of an Early or Late Stage Review; and

2.    That the application be approved.

Redevelopment of the site to erect a part 11 storey, part 10 storey mixed use building comprising 121 residential dwellings (Class C3) and ground level commercial premises (Class E) along with public realm delivery of Green Super Highway with associated landscaping, access and parking following demolition of existing buildings.

Officers introduced the application and highlighted the additional information in the addendum. Members were informed that the application site lay within a larger industrial zone. The proposed development would be surrounded by similar buildings in terms of their scale and bulk. The overall level of affordable housing offered was 22.75% by habitable room which was lower than the 50% affordable housing target set for former industrial sites. However, this was deemed to be the maximum viable offer.  Moreover, the development would contribute to meeting the Council’s affordable housing needs and was supported by the Housing Team.

The proposal would provide 4 accessible parking spaces and was considered to be a car-free development. There would be a shortfall in the provision of amenity space, but the applicant had agreed to pay a £115,685 contribution towards Cranford Park improvements to mitigate this. The application was of a high quality, and, on balance, it was considered that the benefits outweighed the shortfalls hence it was recommended for approval.

Members queried the 22.75% affordable housing provision and noted that only 2 x 3-bed houses were proposed. It was confirmed that a higher level of affordable housing could be achieved but this would be to the detriment of the green super highway and open space provision.

In response to their queries regarding parking restrictions in Viveash Close, it was confirmed that a parking management system would come into effect once the development at 3 Viveash Close had been completed. It was noted that Viveash Close provided access to Hayes and Harlington car park which would be maintained.

Members noted that the proposal was largely compliant with policy but queried its non-compliance in respect of affordable housing and amenity space. Officers observed that 3 Viveash Close was not policy compliant either and had delivered very little in the way of public space. The current application offered a vast amount of open space and some affordable housing – it was felt that there was a balance to be struck between private amenity space and public open space. The financial contribution to Cranford Park was also noted.

Councillors sought further clarification regarding the concerns raised by TfL as set out on page 166 of the officer’s report. Members were advised that a £77,403 contribution had been agreed to mitigate the impact on travel modes, bus journey times and general traffic. Moreover, in respect of highways improvements to Viveash Close, a contribution of some £132,000 was proposed which would be secured via the S106.

The Committee highlighted further concerns regarding the lack of parking provision, noting that there had recently been a spike in parking issues in the Cranford Drive area. In response to this, officers confirmed that, when more developments came on stream, there would be a thorough review of parking in the area. Members were informed that the occupier of the new development would be prohibited from applying for Parking Management Scheme Permits– this was already covered by Head of Term no.7.

At the request of Members, it was agreed that officers would attempt to secure more 3-bed properties by way of an early or late stage review.

Members welcomed the proposed financial contributions and the green super highway noting that 60% of the site would be public open space.

The officer’s recommendation was moved, seconded and, when put to a vote, unanimously approved.

RESOLVED:

1.    That authority be delegated to officers to attempt to secure more 3-bed properties by way of an Early or Late Stage Review; and

2.    That the application be approved.