Neptune Wharf, Grinstead Road - Greater London Authority

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91 In the event that the connection to SELCHP does not proceed and an onsite combined heatand power plant is installed, the applicant is proposing to install 550 sq.m. of photovoltaic panelsto achieve a reduction from renewable energy. Roof drawings have been provided showing thelocations of the panels. A reduction in carbon emissions of 29 tonnes per annum (6%) would beachieved through the use of photovoltaic panels, which is acceptable and should be secured byplanning condition.Climate change mitigation92 The applicant has provided a detailed roof plan showing that all roof space has been givenover to green roofs, accessible roof terraces or photovoltaic panels. The inclusion of green roofs isin line with London Plan policy 4A.11 and should be secured by an appropriate planning condition.93 The applicant proposes to incorporate the use of SUDs to attenuate flows such as onlineculvert storage or online cellular storage blocks in open space areas or lightly trafficked areas. Thisis to be welcomed and is in line with London Plan policy 4A.14 and policy 5.13 of the draftreplacement London Plan and should be secured using a planning condition. The applicant shouldexplore the possibility of using infiltration techniques or ‘soak-aways’ to discharge surface waterrun-off in the nearby park to limit surface water flows in the combined sewer.Flood risk94 A Flood Risk Assessment has been carried out as part of this submitted application. The sitelies in flood zone 3a and is protected to a high standard by the tidal flood defences of the RiverThames. This means that the residual risk of flooding is low.95 The applicants propose to put in place an evacuation procedure and warning. This iswelcomed. The applicants should also ensure that ground floor and basement will remain safe inthe event of a flood.Noise96 The applicant has provided a detailed noise report, which is currently under review withregards the impact of the train line on the residential units in blocks A and B, and comments will beprovided.Local planning authority’s position97 The view of the local planning authority is not known at the time of writing this report.Legal considerations98 Under the arrangements set out in Article 4 of the Town and Country Planning (Mayor ofLondon) Order 2008 the Mayor is required to provide the local planning authority with a statementsetting out whether he considers that the application complies with the London Plan, and hisreasons for taking that view. Unless notified otherwise by the Mayor, the Council must consult theMayor again under Article 5 of the Order if it subsequently resolves to make a draft decision on theapplication, in order that the Mayor may decide whether to allow the draft decision to proceedunchanged, or direct the Council under Article 6 of the Order to refuse the application, or issue adirection under Article 7 of the Order that he is to act as the local planning authority for thepurpose of determining the application. There is no obligation at this present stage for the Mayorto indicate his intentions regarding a possible direction, and no such decision should be inferredfrom the Mayor’s statement and comments.page 20
Financial considerations99 There are no financial considerations at this stage.Conclusion100 London Plan policies on land use and strategic industrial land, housing, urban design,access, energy and climate change, transport, flood risk are relevant to this application. Theapplication complies with some of these policies but not with others, for the following reasons:Strategic Industrial Land: The proposed release of this SIL site in Lewisham Council’sCore Strategy for redevelopment as a mixed use site has been accepted by the Mayor atpre-submission stage.Employment land: the level of employment space proposed falls well below the level setout in the Council’s emerging Core Strategy.Housing: the overall level of affordable housing is low, the high density of the scheme, thehousing mix includes a large number of one and two bed private units, the unit sizes aresmall with a large number falling below the Mayors minimum space standardsUrban design and access: the scheme achieves a good quality design and architecturaltreatment. There are a number of minor urban design and access issues that need to beaddressed, including the low level of blue badge accessible car parking spaces.Noise: impacts of the train line on the residential units in blocks A and B are still beingassessed.Energy: Additional information on the energy efficiency measures is required, theapplicant should also further explore opportunities to connect to SELCHP and shouldclearly set out its back up option should such a connection not be achieved. The provisionof any photovoltaic panels, green roofs and SUDs should be secured by planning condition.Transport: The overall level of car parking and car club spaces is acceptable, the potentialto introduce a CPZ in the surrounding area should be explored, the impact of thisdevelopment on the surrounding road network would be minimal, the applicant shouldprovide further detail on travel plans, construction plans and delivery and servicing plans aswell as future connections to the future cycle superhighway101 Whilst the application is broadly acceptable in strategic planning terms, on balance, theapplication does not comply with the London Plan.102 The following changes might, however, remedy the above-mentioned deficiencies, andcould possibly lead to the application becoming compliant with the London Plan:Employment land: the level of employment space proposed falls well below the level setout in the Council’s emerging Core Strategy.Housing: an independent appraisal of the financial viability is required, further discussionson the overall low level of affordable housing, the high density, housing mix, housingdesign standards are still required.Urban design and access: the applicant should address the urban design and accessconcerns set out in this report, including the low level of blue badge accessible car parkingspacesNoise: Additional noise mitigation measures may be required for the residential units alongthe train line.page 21
Page 1 and 2: planning report PDU/2665/0210 May 2
Page 3 and 4: Transport: The overall level of car
Page 5 and 6: Transport23 The Mayor was previousl
Page 7 and 8: planning report PDU/2665/014 Novemb
Page 9 and 10: additional routes however serve the
Page 11 and 12: Create new open spaces23 In line wi
Page 13 and 14: Density35 This is a vertically mixe
Page 15 and 16: south of the site. The screening wo
Page 17 and 18: Access67 Seven blue badge accessibl
Page 19: Energy and climate changeEnergy eff

Neptune Wharf, Grinstead Road - Greater London Authority

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