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					London Borough of Bromley
Environmental Services

                       Draft Planning Brief


              The Leesons Centre, St Paul’s Cray

August 2004
Draft Planning Brief:     The Leesons Centre, St Paul’s Cray

1.0    Status of brief

1.1    This supplementary planning document (SPD) forms a stepping-stone between
       the provisions of the current development plan and the requirements of any
       expected planning application. The intention is to provide policy guidance
       relating to promotion of the redevelopment possibilities of the land occupied
       by the Leesons Centre, Chipperfield Road. It has been prepared by the Chief
       Planner and offered in good faith, but without prejudice to the Council's
       operation of any of its planning powers.

1.2    This brief concerns the area of land currently occupied by The Leesons Centre,
       on the western side of Chipperfield Road (see Appendix 1), which is used for a
       day centre during the week for adults with learning disabilities. A church
       group uses the building at weekends. This does not include land occupied by
       and used by the adjoining Leesons Primary School. It has been prepared in the
       light of current central government guidance, the London Plan (Feb. 2004) and
       the draft revised Unitary Development Plan (UDP) (Sept 2002).

1.3    The site is designated as Urban Open Space in the draft revised UDP (Sept
       2002) and the Adopted UDP (March 1994).

2.0    Background

2.1    The potential redevelopment of the site has evolved in response to the
       Government’s white paper ‘Valuing People’(2001). The paper states that
       people with learning disabilities have previously been heavily reliant on day
       centres that have provided much needed respite for families but have made a
       limited contribution to promoting social inclusion or independence. The paper
       also sets out national objectives that include the need to modernise day
       services for people with learning disabilities that involves providing greater
       opportunities to make use of local communities in integrated and accessible

2.2    In response to the above, following extensive consultation with service users,
       carers, staff, members and organisations with an interest in the day service the
       Council has approved a proposal (28 July 2003) as part of the Council’s Day
       Service Plan to provide day care for people with learning disabilities in a
       different manner. This proposal, which will be developed over the next five
       years includes the provision of small units around the Borough. These will
       provide day services for people with learning disabilities in more accessible
       local community settings that have access to a range of facilities, in accordance
       with the Government’s white paper. This will be financed in part by the
       closure and sale of the Leesons Centre at the end of the five year period.

2.3    The proposed small units will be located in suitable locations that are more
       accessible to the clients of the Leesons Centre.

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Draft Planning Brief:     The Leesons Centre, St Paul’s Cray

3.0    Aims and Objectives

3.1    The aim of the brief is to give guidance on the potential redevelopment or re-
       use of the Leesons Centre following the relocation of existing day services
       provided at the centre for people with learning disabilities. Key objectives

           Need to modernise existing day care services and make provision for these
            in accessible community settings;
           Provision of new development on site, that could include residential
            and/or community uses that respect the amenity of adjoining and
            surrounding occupiers;
           Development that does not unduly impair the open nature of the land
            designated as Urban Open Space.

4.0    National Policy Context

4.1    Relevant national planning guidance is contained in the following guidance
       notes (PPGs):
       PPG1: General policy and principles
       PPG3: Housing
       PPG12: Development Plans
       PPG13: Transport
       PPG17: Planning for open space, sport and recreation

4.2    Relevant regional planning guidance is contained in The London Plan (Feb
       2004) that provides the London-wide context within which individual
       boroughs set their local planning policies. The Mayor’s SPG on Accessible
       London, Achieving an Inclusive Environment is also relevant.

5.0    Local policy context (Unitary Development Plan)

5.1    Relevant policies include:

                                    Adopted UDP (1994)     Second Deposit Draft
                                                           UDP (September 2002)
        Affordable Housing          -                      Policy H2
        Housing Design              Policy H2              Policy H6
        Residential Density         Policy H7              Policy H7
        Accessible Housing          -                      Policy H4
        and Lifetime Homes
        Parking Standards    Policy     T15           & Policy T3 & Appendix II
                             Appendix V
        Design of New Devt   Policy E1                     Policy BE1
        Street Furniture and Policy E3                     Policy BE3
        Surface Treatment
        Urban Open Space     Policy G11                    Policy G10
        Community Facilities Policy C1/C2                  Policy C1

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Draft Planning Brief:     The Leesons Centre, St Paul’s Cray

        Publicly-Owned Land      Policy C4                 Policy C2
        Access                   Policy C8                 Policy C4
        Promoting Recycling      -                         Policy ER3
        Energy Efficiency and    Policy C19                Policy ER4
        Renewable Energy         -                         Policy ER5
        Planning Obligations     Policies C.3, G.17 & Policy IMP5
        Additional advice on general design and residential design is contained within
        the Council’s Supplementary Design Guidance on General Design Principles
        and Residential Design Guidance (December 2003).
        Additional guidance on the Council’s affordable housing policy is contained
        within draft supplementary planning guidance (May 2002 and update June

5.2    The Council’s Social Care Health and Housing Portfolio Plan (2003/04) refers
       specifically to the need to begin the modernisation of day services for people
       with learning disabilities. This relates to the Council’s performance target of
       promoting independence by ensuring more vulnerable people are supported in
       their own home or in community settings.

6.0    Local Area Context and Site Information

6.1    The site is located close to the area of St Paul’s Cray. The surrounding area is
       predominantly residential in character with Leesons Hill leading down to the
       east of the site towards part of the designated St Mary Cray Business Area.
       This includes some warehousing, light industry, retail and trading, offices and

6.2    The site is situated between Chipperfield Road and Silverdale Road. Leesons
       Hill, a local distributor road abuts the southern boundary of the site. The
       Leesons Centre directly adjoins the Leesons Primary School.

6.3    The surrounding roads (Chipperfield Road, Lonby Drive, Curtismill Way and
       Silverdale Road) are characterised by 1950-1960s 2 storey flats/maisonettes,
       terraced and semi-detached properties. Culverstone House at the junction of
       Leesons Hill and Chipperfield Road is a three storey, 1970s flatted

       Physical context

6.4    The Leesons Centre has occupied part of the site since the early-mid 1970s,
       prior to which the school occupied the whole of the site. The Centre occupies
       part of the building that fronts onto Chipperfield Road, and Leesons Primary
       School occupies the remainder of the building that is accessed from Leesons

6.5    The Leesons Centre currently have access to a small area of hardstanding on
       the southern side of the building and a small area of open space directly

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Draft Planning Brief:       The Leesons Centre, St Paul’s Cray

       adjacent to residential properties to the north-west of the Centre, in addition to
       the landscaping that is in front of the Centre (see Appendix 1). The remaining
       area of open space is used by Leesons Primary School. Part of the building
       used by the Centre overlooks the playground used by the school. Land levels
       increase from the junction of Leesons Hill with Chipperfield Road, rising up
       towards the Leesons Centre. Levels within the built development area of the
       site vary slightly and increase towards the open space surrounding it up a small
       banked area.

       Site Accessibility

6.6    The site is defined as having a low public transport accessibility level as
       defined by Transport for London.

6.7    Regular bus routes service Chipperfield Road, Leesons Hill and Cray Avenue.
       These provide access to Green Street Green, Sidcup, Orpington, Bexleyheath
       and Woolwich. St Mary Cray mainland station is within walking distance to
       the site and provides regular services into London Victoria and Blackfriars.

       Planning history

6.8    There is no relevant planning history for the site.

       Site constraints

6.9    The brief aims to ensure that any future development of the site respects the
       function and amenities of the adjoining primary school. The design of any
       new development would need to address these issues and respect the existing
       boundaries of the school. Discussions should be undertaken with Education
       officers prior to the submission of any proposals to ensure any future
       accommodation needs of the school are addressed.

6.10   The designation of Urban Open Space on the site seeks to ensure that any
       replacement buildings do not exceed the site coverage of the existing built
       footprint where, for example, the existing buildings have become redundant
       (see Appendix 2). The open space fulfils a function for use by the adjoining
       school whilst also providing a break in the built form. The land available for
       redevelopment is constrained not only by the Urban Open Space designation
       but also by the siting of the land directly adjoining the school building. New
       development will need to ensure that the open character of the surrounding
       open space is not unduly impaired.

6.11   A landscaped area in front of the Leesons Centre, off Chipperfield Road
       contains memorial plaques that should be respected and remain in-situ.

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Draft Planning Brief:     The Leesons Centre, St Paul’s Cray

7.     Proposed uses and objectives of brief


7.1    Set out below are some uses that may be appropriate for the site. Any proposal
       submitted would be dealt with on their own merits in accordance with the
       UDP and any other material considerations.

7.2    In light of the predominant land use in the area residential use could be
       accommodated on the site with access off Chipperfield Road.

7.3    A community use is considered appropriate in light of the existing community
       use on site. A mix of community uses and residential would also be
       appropriate. Importantly, the aim of this brief is to guide any redevelopment of
       the site following the relocation of the existing day-care centre facility to
       ensure that there is no net loss of this facility.

       Affordable Housing

7.4    The residential element of any proposal for the site may be considered
       appropriate for a 100% affordable housing scheme. If this was not appropriate,
       an on-site affordable housing contribution would be expected, in accordance
       with Policy H2 of the Second Deposit Draft UDP.

7.5    The policy requires that on sites capable of providing 15-24 units (or 0.5-0.8
       ha gross irrespective of number of units) the Council will seek on site
       provision of key worker housing amounting to at least 30% of the habitable
       rooms provided. On larger sites capable of providing 25 or more units (or
       0.8ha gross) the Council will seek on site provision of social rented housing
       (25% habitable rooms) and key worker housing (5% habitable rooms).

7.6    As stated in the Draft Supplementary Planning Guidance on Affordable
       Housing the affordable units should be built to Housing Corporation Scheme
       Development Standards and the Council usually allocates a Registered Social
       Landlord (RSL) to each housing scheme where an affordable housing
       contribution is anticipated. In terms of financial contributions payable from an
       RSL to a developer for affordable units, this will be based on 60% of the total
       cost indicator set by the Housing Corporation, less on-costs.

7.7    The affordable housing element of any scheme should include a mix of unit
       types across the site if possible. Any further details regarding the size of units
       required should be discussed with the Council’s Housing Division.

       Landscaping and Boundary Treatments

7.8    Landscaping of the site will depend upon the mix and nature of uses proposed.
       Essentially, this should ensure that adequate screening is provided to ensure a
       visual barrier between residential and other uses, while maintaining the
       character of the adjoining open space. Landscaping or boundary treatments

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Draft Planning Brief:     The Leesons Centre, St Paul’s Cray

       should also ensure that any proposed uses are separated from the adjoining
       school and that security issues between the two sites have been successfully
       addressed. They should also ensure that the open nature of the site is not
       unduly impaired.

7.9    There are a number of mature trees that contribute to the visual amenity of the
       urban open space and therefore any proposal for new development should be
       encouraged to include a tree and landscaping appraisal to assess any impact on
       existing features. Proposals could also set out proposed tree and landscaping
       planting or alternatively this could be dealt with by a planning condition to the
       grant of any planning permission.

7.10   Design

       A design statement should form part of any proposal for the site, to show how
       account has been taken of the nature of the surroundings, the constraints and
       opportunities available and how the proposed development will help improve
       the local environment. The design statement should include:
        an explanation of the character and features of the site and its
        an analysis which identifies how particular features of the setting affect the
           design and why;
        development objectives assessed against the constraints;
        how design incorporates policy requirements set out in para. 5.1 above
        the design solution.

7.11   The design of any development should be of a scale, form and density that
       complements the surrounding residential environment and does not detract
       from the character of the adjoining open space. Rather this should be seen as
       an opportunity to enhance the setting of the open space. Development within
       the site should be easily identifiable as belonging to it surroundings. Design
       should be of a high quality and take into account both energy efficiency
       measures and ensure that the buildings, and their surroundings, are safe and
       secure from both crime and highways perspectives.

7.12   Design of the site layout and of individual buildings should be such that they
       maximise opportunities for energy conservation, for example, the orientation
       of buildings, size, position and type of glazing, type and level of insulation,
       potential for use of photovoltaics, and solar water heaters. Incorporating water
       butts and domestic composting facilities may also be appropriate, as may
       separate waste collection facilities to support recycling.

7.13   In larger developments of 20 units or more 10% of the units should be
       designed for occupation by a wheelchair user as set out in policy H4 of the
       draft revised Unitary Development Plan (UDP) (Sept 2002). Units should be
       built to ‘Lifetime Homes’ standards, which are promoted by the Council, and
       within the London Plan that seeks to ensure all new housing is built to these

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Draft Planning Brief:       The Leesons Centre, St Paul’s Cray

       Access and Parking:

7.14   Parking provision will be dictated by the uses or mix of uses proposed, but
       should accord with the standards set out in the Second Deposit Draft UDP. The
       area is defined as one having low accessibility to public transport. Therefore,
       the parking standard for market housing will be 2 spaces per unit as a
       maximum. Fewer spaces would be required for social-rented housing. For
       other types of development, parking is likely to be restricted to that which is
       operationally required. Advice should be sought on appropriate parking levels
       from the Council’s Highways Engineers.

7.15   The site should be accessed off Chipperfield Road and one access point will be
       acceptable, the position and design of which should be discussed with the
       Council’s highway engineers. Redundant crossovers should be reinstated as
       part of any development.

7.16   Access into the site off Chipperfield Road should ensure that the open nature
       of the site at the front is preserved.

8.0    Planning Obligations

8.1    It is likely that a S106 agreement would be required in order to:

       (i)     secure the affordable housing element of any proposal;
       (ii)    ensure the Leesons Centre facility is relocated prior to commencement
               of any new proposal granted planning permission;
       (iii)   secure an alternative location for the church group that currently uses
               the Leesons Centre building.



       Tony Stewart          Development Control Manager    020 8313 4663
                             (East Team)          

        Claire Glavin        Planner (Policy)               020 8313 4985

        Duncan Gray          Development Manager            020 8313 4556
                             Highways Planning    

        Housing Division
        Dave Gibson          Assistant Director (Housing)   020 8313 4794

        Sales Particulars
        Frank Whiting        Chief Property Officer         020 8313 4421

July 2004                                   8
Draft Planning Brief:   The Leesons Centre, St Paul’s Cray

        David Tidey      Head of Premises and           020 8313 4078

Postal Address: London Borough of Bromley, Civic Centre, Stockwell Close,
Bromley, Kent. BR1 3UH

July 2004                               9

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Description: This document is intended to provide policy advice relating to the