Perfume Factory phase 2, Acton - London - Greater London Authority

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25 The proposal’s main point of conformance with guidance on implementing strategic policy is its accessibility to public transport. This raises the possibility that it might be suitable for “industry led, higher density mixed re-development” in the terms of draft SPG guidance point 5, and thus be exempt from the thrust of policy reflected in draft SPG guidance point 2 which seeks to resist development of significant non business uses in SEL’s. However, this site is not in or on the edge of a town centre where this guidance is especially targeted. Of greater concern is the effect of the proposal, directly and indirectly, on long term industrial capacity in West London and the key role the London Plan expects Park Royal to have in sustaining this. There is specific concern that capacity for waste management and logistics provision should not be compromised, either in terms of an individual site, through environmental impact or by eroding the overall integrity of a Strategic Employment Location. 26 On balance, the strategic merits of the proposal in terms of an aspect of draft SPG guidance note 5 do not outweigh the conflicts and tensions it raises with the thrust of strategic policy for SEL’s and guidance on its implementation set out in points 1, 2 and 5 of the draft SPG and in the draft SRDF for West London. Regeneration 27 The site is adjacent to Special Opportunity Site (SOS Southern Gateway site, Park Royal, Ealing Council UDP 2004) in which “a suitable range or mix of uses will be permitted where the proposal is consistent with sustainable development principles”. As mentioned before, however, the site is not within this SOS. 28 Nevertheless, the proposal does, subject to the delivery of other relevant issues, accord with several policies of the London Plan that stimulate mixed use regeneration on accessible sites. Housing and affordable housing 29 Policy 3A.8 of the London Plan seeks the maximum reasonable amount of affordable housing taking into consideration the regional target of 50% and site-specific constraints. The London Plan aims to maximise the potential of sites in line with public transport capacity, as established in policy 4B.3 of the London Plan. 30 The scheme proposes 110 (50%) units for affordable housing, which is consistent with the London Plan target. 31 The London Plan has a London-wide target for tenure split within affordable housing provision of 70:30 for social rented housing and intermediate housing respectively. This scheme proposes 29 social rented housing units and 82 intermediate units, representing a 26:74 split. The applicant is requested to provide a significant change from the current tenure mix to accord with the specified ratio. The proposed tenure mix will require strong justification based on local need. 32 As the applicant is providing a large amount of intermediate housing to meet the 50% provision target, it is requested that the applicant provide a financial appraisal for the development. 33 The London Plan also seeks to ensure a mix of housing sizes and types. The draft Housing Provision Supplementary Planning Guidance to the London Plan (GLA, December 2004) sets out the requirements for London in terms of the mix of housing size. Overall these requirements represent 32% 1-bedroom, 38% 2/3 bedroom and 30% for 4 or more bedrooms. These percentages vary for market, intermediate and social housing, with market housing requirements predominantly 2/3 bed housing, social predominantly 2 or more bedrooms, and intermediate predominantly 1-bed housing. page 6
34 The application has recently been revised to provide fewer two- and three-bed units and to provide more studios and one-bed units. Whilst keeping the dwelling numbers much the same (from 228 to 220) there has been a reduction in habitable rooms from 664 to about 500. It is assumed, therefore, that more floorspace is provided within the dwellings. Number of Dwellings S/1b S 1b 2b/3b 2b 3b 4b+ Desired (London-wide) 71 - - 84 - - 66 Original scheme 80 29 51 148 59 89 0 Revised scheme 123 45 78 97 94 3 1 Table 1, Overview of the proposed housing mix. The “desired (London wide)” row indicates the housing mix if the percentages were applied from the draft SPG Housing Provision. 35 With regard to the revised scheme, the levels of provision and affordable tenure splits have remained much the same. The main changes lie with the market housing where there has been a great reduction in three-bed dwellings, a moderate reduction in two-beds and a large increase of studios and one-beds. With regard to the social rented housing, there has been a substantial reduction in three-bed dwellings and an increase in two beds and the addition of a few studios and one 4 bed dwelling. There has been little change with the number and mix of intermediate dwellings. 36 The revised proposal has shifted further from the desired dwelling mix ratios specified within the Draft Housing Provision SPG. It is requested that the proposal provide a mix of dwellings that closer represents these ratios. In particular, it is requested that the applicant provide fewer studio and one bed flats and number of three and four bed dwellings. Density 37 The application site is 1.163 hectares (which includes the site of the refurbished Perfume Factory) and the number of dwellings is 220, therefore the proposed density is 190 units per hectare. When only the northern part of the site (the site of the main building, circa 0.42 hectares) is used for the calculation, the density is crica 524 units per hectare, or 1,190 habitable rooms per hectare. The density in habitable rooms based on the current housing mix for the site is 430 habitable rooms per hectare. This falls within the range given in Table 4B.1 Density location and parking matrix of the London Plan (165 – 275 units per hectare and 450 – 700 habitable rooms per hectare for this site) and is therefore acceptable. Urban design 38 At the start of chapter 4B Designs on London, the London Plan states that “Good design is central to all objectives of this plan.” It identifies how good design has an influence on all objectives. Policy 4B.1 - 4B.5 and 4B.7 are relevant for this proposal. The success of the delivery of strategic objectives depends on the way the building is designed on every relevant scale-level. 39 In spatial terms, the frontage towards Victoria Road and Wales Farm Road is an appropriate response to the context, being on an intersection and close to the Underground station. The massing of the building eastward, however, is excessive in bulk, which, combined with the architectural treatment and the detailing, could have a detrimental visual impact on the public space. 40 The two wings of the proposal are, for a total of four floors and with different lengths because of a staggered roofscape, only 16-18 metres apart. The applicant has opted for single aspect flats, which has necessitated the introduction of angled facades there where the flats are page 7
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Perfume Factory phase 2, Acton - London - Greater London Authority

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