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SUMMARY
ng & Regeneration Services
APPENDIX 1`
PlanniPlanning & Regeneration Services
Planning Brief
Site: Bus Depot and Open Space site Address: 120, 120a and other
land, Chigwell Road, South Woodford Town Centre: No Site Area:
16,927sqm/1.69ha/4.17 acres
Site Location, Description and Planning Status:
Site description The site is situated at the intersection west
of where Southend Road ends, and where the North Circular and the
M11 interconnect. The A406 runs directly over the site restricting
the type of development that could occur on the site. This
effectively means that the height of any scheme on the portion of
land under the A406 could not be built to anything higher than a
single storey (3-4 metres). Most of the land is hard standing,
apart from the portion to the north west of the site where there is
a childrens play area and an area of open space
(5,130sqm/0.5ha/1.24acres). The site is also fenced off to
approximately 2-3 metres in height from the Dairy Crest depot
around to the entrance to the childrens park. The site is split
into different areas of activity, including; The Dairy Crest Depot
to the south of the site; A central area of Business activity (1st
City Self Drive, approx. 7,580sqm/0.76ha/1.88acres)
which includes; Parking for a fleet of cars for hire; Parking
for a fleet of Vans for Hire; Parking for a fleet of coaches for
hire; Office space for the above services in the form of
porta-cabins;
Open space to the north west of the site (public access from
Rose Avenue).
The internal space of the central area of the site (marked in
red on map 2 below) is further split into sections by 2 metre high
fencing topped with barbed wire, separating the various parking
areas. Business equipment is scattered around the site area and
include large metal storage tanks, wooden palettes, fork-lift
trucks, used tyres etc. There are also many work and private
vehicles parked on site, including some lorries. The overall
appearance is very informal with no designated access roads, or
marked parking bays with landscaped areas; the site has not been
designated as a business park and has never developed a design
layout appropriate to a business park.
Overall Indicative Capacity (based on indicative diagram option
for flats and B1 uses) Existing site area: 16927 sqm/1.69ha/4.17
acres Footprint per block of flats: Block A-763sqm; Block B-496sqm
(total developable footprint
of 1259 sqm); Potential developable floor space per block: 3777
qm (assuming 3 storeys per block); Total estimated Capacity:
3777sqm developable floor space, 60 units (flats); Plot Ratio:
0.59:1; Car Parking: 60 spaces (675sqm,), on the basis of 1 car
parking space per unit; Space for amenity and landscaping, access
road, and pedestrian hard-standing areas:
4466sqm; Potential capacity based on LDF density ratios of
80-120 units per hectare: 60 units on this
site achieves 94 units per hectare if calculated for the size of
the southern portion of the site only (0.64ha).
http:sqm/1.69ha/4.17
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Current Site activity Business, (Use Classes B1 and B8); Local
Open Space
Current planning/development control status Application 1018/04,
removal of existing gate and fencing, erection of gate and
fencing.
Current active/development Area Action Plans The site is not in
an area where there are any Area Action Plans (AAP) or Community
Plans
scheduled for preparation.
Proposed Land Uses Residential (Use Class C3);
Business/employment (Use Classes B1, B2 and B8); Open
Space/Recreation.
Development Aims The development aims are to achieve a mixed-use
scheme on the site, including terraced units and/or small-scale
blocks of flats, with an affordable element, and
business/employment uses. Currently the land is not achieving its
full potential in terms of its use, and a more formal urban design
for the uses on parts of the site should be achieved. The Council
are also committed to protecting the open space on the site, which
could be improved or better landscaped as part of an overall
development scheme for the site. The site area itself is also in an
overall untidy state environmentally, and a development proposal
would bring an opportunity to improve the general setting of the
area and amenity of local property owners. Affordable housing
should be negotiated on all planning applications for 10 or more
residential units. Proposals should Provide 50% affordable
housing.. The site is also adjacent to Oakdale Junior School and
its development should not inhibit any current access issues for
the school without achieving equally workable, suitable and safe
alternatives. This is particularly important for the emergency
access to Oakdale school reserved for the Fire Service. The school
also experiences problems with trespassing, so security and
opportunities to provide surveillance should be a priority for a
developer.
Development Options and Uses There are a number of options for
the site in terms of its development, but the best solution would
include:
1. The development of the southern third of the site for housing
(0.64ha of total site area). The option in the indicative capacity
and indicative plan sections below is based on a scheme for flats
only within this portion of the site, but terraced housing or a
mixture of both could work with the right design;
2. A new B1 use for the central area of the site where there are
existing B1 uses. This part of the site has limited development
potential because of the presence of the North Circular flyover
above. It may be difficult to find a feasible alternative to the
current use, but there may be some scope for a new, small scale,
limited B1 use on the site;
3. A more formal urban design for those parts of the site
currently used for business uses (use class B1). The central area
of the site has a loose, informal and rather haphazard layout and
it would benefit local amenity if this area could be improved. This
improvement could be achieved through planning gain resulting from
the development of the southern part of the site for housing, even
if it is not possible to secure a new B1 use on this portion of the
site;
4. The retention of the open space area to the north west of the
site. If development occurred on the other portions of the site
then an opportunity to enhance the retained open space would arise.
It is likely that this will be expected as part of Section 106
Agreements negotiated by the Council with the developer.
A continuation of the current use on the central portion of the
site is a further option but this may not be the best option, as it
may not offer the opportunity to improve the layout at this section
of the site. The option in the indicative diagram below is typical
of schemes for flatted development in the local area, particularly
at Old Mill Court immediately to the south of the site.
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Town Planning Land use/Context UDP Policy RA4 Main Road Uses
The following uses will be appropriate subject to an assessment
of the impact on any nearby residential or open land;
1. B1 Employment; 2. Indoor recreation facilities; 3. Community
or religious meeting places; 4. GP or day nursery; 5. Open space
for passive recreation
London Plan Policy 3D.7 Realising the value of open space The
Mayor will work with strategic partners to protect and promote
London's network of open spaces, to realise the current and
potential value of open space to communities, and to protect the
many benefits of open space, including those associated with
health, sport and recreation, childrens play, regeneration, the
economy, culture, biodiversity and the environment;
Shown as Housing Development Opportunities Site RO09 on the
Redbridge Local Development Framework (LDF) Proposals Map, in
Schedule 2 of the LDF Development Sites With Housing Capacity DPD,
and directed by LDF Policy H1 in the Borough Wide Primary Policies
(BWPP) DPD;
North-west portion of the site is shown as designated Important
Urban Open Space on the Redbridge LDF Proposals Map, and directed
by LDF Policies CR1/CR2 in the BWPP DPD;
The site is also designated as Flood Zone 3 on the Environment
Agencies (EA) Indicative Flood Zone Map. PPS25 requires
decision-makers to steer new development to areas at the lowest
probability of flooding by applying a 'Sequential Test'. The EA
will object to any planning application until evidence has been
provided that the flood risk Sequential Test has been adequately
demonstrated.
Key Transport/ Access Issues The site is close to the A1400
route directly to Gants Hill Roundabout and Tube Station; The site
is located on the A113 (Chigwell Road) starting from the A114
roundabout (the
Green Man) at the southwest boundary of the borough, and
continuing north to connect with the B173 and beyond the north of
the borough towards Chigwell;
The site is also located on a slip road that connects with the
M11 towards the west of the borough and beyond into the borough of
Waltham Forest;
There are 4 bus services: The 179 which routes south along
Chigwell Road and towards South Woodford and
finally Chingford, originating from London Road, Barking; and
The 123 which joins the M11 westwards and on towards Black Horse
Road and
Tottenham Hale Tube and Bus station, originating from Ilford Bus
station, Ilford Town Centre;
The 549 routes between South Woodford and Loughton; The W14
routes from Woodford Bridge to Leyton;
The local Public Transport Accessibility Level (PTAL) is 3; All
the local roads are very busy routes and road safety would be a
high priority for any
proposals on the site; Safe access roads to the site are a key
issue for any new development proposals; The A406 is elevated above
part of the site. TfL needs access to inspect and maintain this
structure,
specifically a 3m easement strip to allow vehicle access during
these inspections. TfL would also need a structural assessment of
any works within 15 metres of this structure that accords with the
Design Manual for Roads and Bridges
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Key Design Principles Key design principles for all new
development are taken from Council Planning policy including
Unitary Development Plan (UDP) and Local Development Framework
(LDF) policy. UDP (Nov 2003): Policy BF1 The Council will seek to
maintain or enhance the character or appearance of the borough. New
developments, including extensions and alterations should fit into
their site and surroundings in terms of scale, bulk and materials.
LDF Borough Wide Primary Policies Submission document (Nov 2006):
Policy BD1 Proposals for development should incorporate high
quality sustainable construction techniques reflecting the Councils
Supplementary Planning Guidance on Urban Design (September 2004)
and Sustainable Design and Construction (May 2005) and should:
1. Be compatible with and contribute to the character and
amenity of the local area; 2. Be appropriate in style, massing,
scale, density and design; realise the potential of the land; 3.
Contribute to local design quality; protect or enhance the effects
on valuable habitats and
species; ensure that landscaping is an integral element in
layout design; 4. Trees and shrubs should augment the amenity and
appearance of the site; 5. Ensure that open space provision is
compatible with local character; 6. Meet the Councils parking
requirements; provide appropriate mitigation to minimise the
impact of new development; 7. Not prejudice the amenity of
neighbouring occupiers by unreasonably restricting sunlight,
daylight or privacy to their properties; 8. Create safe and
secure environments and reduce the scope for fear and crime through
`Secure
by Design Standards; be designed for disabled access; 9. Provide
for the storage and collection of waste and recyclable material;
10. Minimise energy use through energy efficiency and renewable
energy measures; 11. Minimise the impact on surrounding uses in
terms of air, water, noise pollution, and of
fume and smell nuisance. Design Principles (site specific)
Incorporate a high standard of design for a new residential housing
scheme that responds
to the environmental challenges of this site and is sympathetic
to local character, building design and scale;
The scheme could include a mixture of housing types including,
family sized, terraced units with some small-scale blocks of flats
where appropriate, provided they can be appropriately designed for
the scheme overall and for the scale and character of existing
residential terraced housing in the local area;
Provide adequate amenity space for the type of housing proposed
as specified in Council planning policy (UDP Policy ES4/LDF Policy
BD4) and the Councils Supplementary Planning Guidance (SPG) for
Amenity Space and Residential Development (Oct 2005);
Incorporate adequate provision for car parking in line with
Council planning policy (LDF Policy T5);
Incorporate good landscape design for the scheme overall,
including tree planting to enhance the appearance of the
environment and the proposed scheme overall;
Build to a maximum height of 2-3 storeys sympathetic to the
height of existing residential property in the area (although there
are examples of blocks of flats locally built to a height of 4
storeys, this could be achievable at 120 Chigwell Road, where this
does not compromise local amenity and the overall character of the
area);
Use materials sympathetic to the character of the local area;
There will remain some scope for a business use on the site (Use
Class B1, B2 or B3) since
the central area where there is current business activity would
not be available for residential development. However a proposal
for a new, comprehensive development of the site will create the
opportunity to develop formal design features specific to business
use on the site, and bring a much more ordered environment to the
local area;
Enhance open space to the north west of the site.
The objective of this planning brief is to encourage a
sustainable design that will enhance the appearance of the location
and the surrounding area, with a minimal impact on the local
environment. The indicative diagram demonstrates potential density
and amenity space provision for the type of housing proposed in
this brief, but should not be regarded by developers as a
prescribed design option.
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Emergency exit off the site to the south is to be retained for
Oakdale Junior School
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Loca
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Map
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Sour
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