Site Allocation Policy

Proposed Policy wording for Site 19

Land uses

This site is a Key Industrial and Business Area with potential for industrial intensification and co-location with other uses, particularly residential.

Industrial intensification can be achieved through provision of high quality light industrial workspace, which in this part of the borough is particularly suited to businesses in the creative and digital and/or low carbon clean technology sectors. Space should be designed to be flexible to accommodate a range of types and size of business. At least 1,500 sqm GIA of light industrial floorspace should be provided, based on a robust demonstration that this meets identified needs and is designed accordingly.

In addition, the site has potential to accommodate approximately 400 to 430 self-contained residential units.

The site is not appropriate for main town centre uses.

Affordable housing

The affordable housing threshold is 50 per cent as the site is in public sector ownership.

Social infrastructure

The requirements of Local Plan Policy S2 in relation to new social infrastructure and assessment of anticipated impacts on existing social infrastructure should be addressed.

Employment and skills

Development should maximise local employment opportunities and help address skills deficits in the local population. This is to be achieved through meeting the requirements of Local Plan Policy ED15, including agreement of an Employment and Skills Plan.

Given the requirement for provision of high quality light industrial workspace, there is a particular opportunity to provide jobs and training for local people within the creative and digital industries and/or low carbon sector.

Digital connectivity

Provision for digital connectivity infrastructure is required in accordance with Local Plan Policy T9 and London Plan Policy SI6.

Heritage assets

Development should not harm the significance (including setting) of all heritage assets. In relation to proposed tall buildings, particular regard should be paid to:

• West Norwood Cemetery (registered landscape)

• Brockwell Park (registered landscape)

• West Norwood Conservation Area

• Holy Trinity Church, Trinity Rise (Grade II listed)

Building heights and views; townscape

Given the hilly topography and elevated nature of the site building heights are given in both metres from ground level and in metres Above Ordnance Datum (AOD) height. The latter combines the building height and the height above sea level of the site itself.

The settings of heritage assets, townscape considerations, and residential amenity constraints restrict development height in parts of the site.

The site is appropriate for tall buildings of the following general building heights:

• Western corner – general building height 68m (115m AOD)

• South-western side – general building height of 31m (78m AOD) rising to 40m (87m AOD) in the southern corner

• Northern side – general building height 34m (81m AOD)

Outside of these locations, heights should be below the tall building threshold (25m).

On the eastern side of the site, building heights should be lowest given the proximity to Harpenden Road.

Development should not cause unacceptable harm to local townscape character.

Development should also address the following principles:

• Given the scale and visibility of development, buildings should be of high-quality design with a material palette that harmonises and integrates well with the context. Taller buildings should have a pale recessive material palette.

• Dedicated external amenity space for residents should be clearly separated from areas of public realm.

• In addition to the required residential amenity space, publicly accessible areas should be designed be inclusive and to optimise their use and amenity value for people of all ages, including residents, workers and those passing through the site to access West Norwood/Tulse Hill town centre. Soft landscaping and trees are integral to achieving this.

Transport, movement and public realm

Local Plan and London Plan parking standards will apply. All other Local Plan transport policies, plus Local Plan Policy Q1 on inclusive environments and Policy Q6 on urban design in the public realm should be addressed.

The existing access from Cameron Place should be retained and the public realm improved. There is an opportunity for this to be used for pedestrian and cycle access only.

A new vehicular and pedestrian overbridge should be provided from the eastern end of Knolly’s Road to serve as the primary vehicular access into the site. Servicing should take place via this overbridge.

A new, safe and fully accessible footbridge for pedestrians, cyclists and those with mobility issues is necessary to connect the site to Leigham Vale. This is expected to result in a reduction in walking distances to Tulse Hill station by approximately half, thereby providing significant benefits to the wider area and promoting sustainable transport.

Community safety

The building design must consider the need for any enhanced protective security measures that could increase community safety and prevent crime in light of Policy Q3 Safety, Crime Prevention and Counter Terrorism. The applicant must consider the perceived threat and vulnerability of a development based on its location and whether the site includes any crowded places or Publicly Accessible Locations (PALs). The applicant must liaise with Metropolitan Police Service (MPS) Counter Terrorism Security Advisers (CTSAs) early in the planning process to determine whether enhanced security measures are required. Design principles set out in Secured by Design should also be addressed early in the design process in discussion with MPS Crime Prevention Design Advisers.

On-site residential amenity

Residential accommodation should meet all relevant internal and external amenity standards and requirements as set out in London Plan and Local Plan policy and guidance.

Residential amenity spaces should be for the sole use of occupiers and not double counted as public space.

Neighbour relationships

The scheme should be designed to cause no unacceptable impacts on existing neighbours adjacent to the site, including overlooking, loss of daylight, overshadowing and noise pollution.

Particular regard should be paid to the relationship with sensitive residential neighbours on Leigham Vale, Harpenden Road, Cameron Place and Knolly’s Road.

Flood risk mitigation

Development must comply with Local Plan Policy EN5.

A site-specific flood risk assessment will be required for any new development. The risk of flooding from surface water has been identified within the western corner of the site. Any new development may require a sequential approach to arranging the site layout and its use types, such as residential properties (should they be proposed) located outside the areas at risk or at above ground floor. The Flood Risk Assessment must acknowledge the surface water flood risk to the site and address it within the site proposal, as will developing the site layout and uses.

Sustainable Urban Drainage Systems will be required as per the requirements of Local Plan Policy EN6. The discharge rate should be restricted as close as reasonably practicable to the greenfield rate. The use of blue or green roofs, and blue/green infrastructure in open spaces are ideal for this location to achieve this and should be considered. Particular consideration should be given to water attenuation at the western edge of the site.

The approximate greenfield runoff rate is QBar=11.40l/s.

Energy and sustainability

Development should be exemplary in meeting the net zero carbon requirements of London Plan Policy SI2 as well as Local Plan Policy EN3 and Policy EN4. Every effort should be made to maximise the contribution towards achieving net zero emissions on site rather than through off-setting. London Plan policy and guidance on Whole Life-Cycle Carbon Assessments should be followed.

Waste management

Waste management and refuse and recycling storage are required to comply with Local Plan Policy EN7 and Policy Q12. Refuse and recycling storage and servicing must be accommodated on site.

Air quality

Air quality should be addressed in accordance with London Plan Policy SI1 and Lambeth’s Air Quality Action Plan.

Access to open space and nature conservation

Development should address existing open space deficiency by meeting the requirements of Local Plan Policy EN1(d).

Provision of a new footbridge to Leigham Vale will significantly improve access to Hillside Gardens Park.

Any harm to the nature conservation value of the SINC should be mitigated in accordance with Local Plan Policy EN1(b) and London Plan Policy G6 C.

Urban greening and trees

The Urban Greening Factor (UGF) target score is 0.4 for predominately residential schemes and 0.3 for predominately commercial schemes as set out in London Plan policy and guidance.

Proposed development should take account of existing trees on and surrounding the site in accordance with Local Plan Policy Q10 and London Plan Policy G7 C. Their value should be enhanced through complementary tree and shrub planting to maximise the green infrastructure network.