Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist

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1 Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist 1. SITE DETAILS Site name LDF/AAP reference 40 Ilford Hill OS5 Site Area 0.29 Ha Key Council Contacts Date of completing/updating this checklist Site address Judith Carlson Investment Development Manager Inward Investment Unit Narinder Dhesi Senior Estates Surveyor Property Services Neil Goate Team Leader Development Management South Team January Ilford Hill IG1 2AY Easting Northing (Planning and Regeneration) Include postcode and Ordnance Survey grid reference Opportunity Portfolio Residential Retail Hotel Office Other Workspace Leisure Evening Community Preferred use as identified in the Area Action Plan is ground floor mixed use, upper floor residential. Define the exact site boundary Please see attached plan below Attach 1/1000 Ordnance Survey Based Location Plan of site and the surrounding area sufficient locate local roads and/or identifiable features. Plans should include scale reference and north point. If using PDF plans, then indicate the printing scale as well, e.g. 1/1000 at A4 Principal Landowner/Agent Details Narinder Dhesi Senior Estates Surveyor Property Services of 7

2 2. LANDOWNERSHIP/LAND ASSEMBLY Land Assembly Is any of the land in Council ownership? Other Landowners Freehold The former police station with a frontage to 40 Ilford Hill was acquired by a local property developer on 17 th May 2012 (details available on application). The Car Park at the rear is owned by the Council. The Council has an aspiration to realign Chapel Road further to the west to create a larger site. Land which is currently in highway use is owned by the Council and land to the west which would be required to support the realignment is also owned by the Council. An Application under section 116 of the Highways Act 1980 would be required to divert the public highway. It should be noted, however, that the realignment of Chapel Road would require a significant funding contribution from the development of OS05 and this project has not yet been subject to any detailed feasibility. The LPA would like to see a comprehensive approach to developing the site which could include land at the rear of the Conservative Club, providing an opportunity to rationalise and improve access by creating a new access from Reads Close. The provision of a direct access off Chapel Road would be subject to the highway re-alignment being implemented. 1. The car park with frontage onto Chapel Road is owned by the Council. 2. The Council is seeking to realign Chapel Road further to the west to create a larger site. Land which is currently in highway use is owned by the Council and land to the west which would be required to support the realignment is also owned by the Council. The former police station with a frontage to 40 Ilford Hill was acquired by a local property developer on 17 th May 2012 (details available on application). Does the land need assembling, case for public sector intervention. Check title deeds and/or Land Registry details NB: we do not warrant that this information is accurate, complete or up to date. Other Landowners Leasehold None listed on LR but note that part of the land is subject so far as subsisting to small annual payments of less than 30 stated in 1902 conveyance. Check title deeds and/or Land Registry details Are there any restrictive covenants in place? Yes No Nuisance Check title deeds and/or Land Registry details Are there any wayleaves/easements/private rights of way? Are there any public rights of way/footpaths/bridleways? Yes Affects or Benefits LBR Land Prospective developers should satisfy themselves on matters of enforceability. Check title deeds and/or Land Registry details Check Definitive Maps / Footpaths Officer 2 of 7

3 Are there any active Enforcement Notices? 3. EXISTING USE Is the site occupied? Existing uses on site Yes The site is currently vacant. Give Details of occupiers/uses: vacant office and surface car parking, two advertising hoardings and public highway. Rateable Value The adopted rateable value (2010) is 50,000 The property is listed as office and premises. There is no summary valuation available to view. 4. PLANNING ISSUES What is the planning history of the site is there already a planning permission in place? See Local Land Charges Register NB: we do not warrant that this information is accurate, complete or up to date. NB: we do not warrant that this information is accurate, complete or up to date. Check VOA (2010) Draft Rateable Values (available on line) Review the previous planning history of the property. Refusals (give reasons), extant permissions (give details of including date of expiry) In which Local Planning Authority (LPA) area does the property lie? Is the site subject to any designation in the local development framework? What is the LPA view of development potential Are there any forthcoming Local Development Framework (LDF) events that could impact the site? Is there any planning brief for the site (current or in preparation)? What is the LPA policy on preapplication consultations? Redbridge the site is a designated opportunity site (OS5) within the Ilford Town Centre Area Action Plan Ground floor mixed use 1,500 m2 Upper floor residential 85 units Yes Yes In preparation The Borough s Core Strategy is currently under review with the revised strategy scheduled for adoption in March The preferred options report and Sustainability Appraisal will be published for consultation in Autumn 2012 and can be downloaded from: and_the_environment/planning_policy rege neration/local_development_framework/core _strategy_review.aspx Give details including URL: /cms/planning_and_the_envir onment/planning_policy re generation/local_developmen t_framework/planning_brief.a spx We offer a pre-application Design Advisory Service (DAS) for major applications (10-25 units) and large major applications (over 25 units). The service includes a series of 2 or 3 meetings with a written response within 10 days of the final meeting. This service costs (costs correct as at February 2012). Additional meetings are available at a cost of 150 per meeting. Describe the preferred mix of uses What are local planning application requirements? A Planning Performance Agreement will be sought as part of the DAS process. Applicants signing a PPA as part of the pre-application process will be entitled to discount the DAS fee against the fee for the PPA. Please see ldings/planning/make_a_planning_application.aspx ldings/planning/planning_validation_checklists.aspx 3 of 7 Check local authority validation checklists (both national and local requirements will apply)

4 What is the LPA development control process and performance? What is the LPA Policy on Affordable Housing Contributions What is the Policy on other S106 Contributions g/applications/ Development control performance exceeded target decision-making timeframes for all categories of planning applications in 2008/09 and in 2009/10. Improvements in the Development Management process have resulted in year on year increases in the percentage of planning applications approved. A total of 2,855 applications were determined in 2008/09 and 69% were approved. A total of 2,463 applications were determined in 2009/10 and 74% were approved. A total of 2,593 applications were determined in 2010/11 and 76 % were approved A total of 2,548 applications were determined in 2011/12 and 80 % were approved Strategic Policy 8 Affordable Housing (Core Strategy 2008) provides that a 50% target of all new housing should be affordable for housing sites capable of accommodating 10 or more dwellings. The Council will negotiate to achieve a 50% target having regard to: site size and economics; the extent to which the provision of affordable housing would prejudice other planning objectives to be met from the development of the site; the extent of affordable housing provision available from other sources and the need for 60% social and 40% intermediate. Policy LU5 Housing Type and Density of the ITCAAP states it is expected that schemes involving mostly one and two bedroom apartments will dominate. Where this occurs, the Council may require a cash contribution in lieu of on site provision of affordable housing, to allow social housing to be provided in family accommodation in suitable areas Redbridge Community Infrastructure Levy: On 1 January 2012 the London Borough of Redbridge began operating a Community Infrastructure Levy (CIL). CIL is levied on new buildings and extensions to buildings according to their floor area to raise money to pay for infrastructure to ensure the borough grows sustainably. The Redbridge Charging Schedule applies CIL at a flat rate of 70/m2 across the whole borough. The same rate applies to all types of development. It is calculated on the net increase in gross internal floor area. The charge is updated annually for inflation. A copy of the Charging Schedule can be found here: CIL_LBR Charging Schedule Jan 12[1].pdf The CIL charge for liable developments will be calculated at the time planning permission is granted. The trigger for payment is the commencement of development, although depending on the amount of the charge, payments may be phased according to the Council s Instalments Policy. Exemptions apply to affordable housing and development by charities for charitable purposes and to certain other buildings such as electricity substations and pumphouses that are not occupied. CIL replaces the section 106 tariff which has previously been used for this purpose. Section 106 will continue to be used for affordable housing and site specific contributions. Crossrail Contribution: In April 2012 the Mayor of London introduced a CIL to help fund Crossrail. The charge is 35/m2 in Redbridge. Mayoral CIL will be added to the local Redbridge charge and developers will pay one consolidated amount. It will be payable on most new development in excess of 100sq.m GIA. Further information 4 of 7 See Signs of Success Annual Monitoring Report 2008/09 and 2009/10

5 Determine the presence of any planning land use designations. Is the property within or close to: can be found here: Metropolitan Centre Primary Shopping Centre Secondary Shopping Centre Sites of Nature Conservation Importance Green Corridors APZ Crossrail Safeguarded Land Tall Buildings District Heating Opportunity Area High Road Ilford closely follows the alignment of Roman Road from London to Chelmsford.. Sites within the APZ have specific archaeological potential for the early prehistoric and Roman periods. Site OS5 is located within the Ilford Hill Zone which is considered suitable for 6-12 storey heights See (in particular) Local Plan Proposals Maps. Is the property listed? Is any part of the site a Scheduled Ancient Monument (SAM)? Is the property located within a Conservation Area? Is the property on the Buildings at Risk Register? 5. DEVELOPMENT CONSTRAINTS Have any other development constraints been identified in relation to this site? Yes The police station (40 Ilford Hill) is locally listed. There are also three statutory listings (Ilford Hospital of St Mary and St Thomas Chapel, Almshouses and Chaplain s House) and three local listings (Numbers 42, 50 and 71 Ilford Hill). But the site is adjacent to a cluster of important listed buildings with three statutory listings (Ilford Hospital of St Mary and St Thomas Chapel, Almshouses and Chaplain s House) and three local listings (Numbers 42, 50 and 71 Ilford Hill). Site is in an area of Public Open Space Deficiency See S106 above. Obtain listing details from the Listed Building Register obtain Conservation Area details Any noise issues Any constraints identified through planning history 6. HIGHWAYS AND ACCESSIBILITY Do rights of access exist to the Yes property? Will additional access be required? Are there any public rights of way across the site? What are the relevant Parking Standards? Yes There is vehicle and pedestrian access to/from the public highway (Ilford Hill) There may be an opportunity to rationalise and improve access by creating a new access from Reads Close. However, this will require inclusion of additional land to the rear of the Conservative Club. The provision of a direct access off Chapel Road would be subject to the highway re-alignment being implemented. For mixed use and large multi-unit developments the Council has set a maximum parking standard of: Consider Vehicle and pedestrian access. If the access is shared do rights of access allow unfettered use i.e. at all times for all purposes. Consider Vehicle and pedestrian access. See Definitive Map held at Local Authority See local/county Highways standards A1 use 1 space per 35sqm of gross floor area B1 use 1 space per sqm gross floor area C3 use 0 2 spaces per unit dependent on unit size (no. of bedrooms). 5 of 7

6 Determine Highways Department requirements Consider location in relation to Public Transport facilities 7. ENVIRONMENT Consider the presence of protected wildlife: Is the site subject to a TPO? Any reduction in provision from the above parking standards must be justified in accompanying documentation and should include adherence to green travel plan measures and the availability of public car parking and travel choice. Cycle parking standards are set at a minimum standard, with residential developments required to provide 1 space per unit. Cycle parking provision should be secure and accessible, in accordance with the Redbridge Cycling Strategy (2010). For other use classes not covered above please refer to Borough Wide Primary Policies DPD Policy T5 (Schedule 3) Major development in the town centre will be required to submit a Transport Impact Assessment including a Service Management Plan and Workplace Travel Plan. Construction Management Plans will be required where the development is likely to require facilitating traffic management. Relevant modelling analysis of any junctions where capacity has been increased by 5% in the peak hour or any additional loading where the junction is operating at capacity, must be provided. New or modified Highway accesses will be considered on the basis of information supplied. New accesses will not be considered as part of outline or pre-applications. We encourage shared servicing arrangements and linked travel plans for new developments to minimise the impact of development on the local Highway network. Developers will be expected to carry out highway improvement works that are essential for the completion of a proposed development. Details should include the removal of redundant street furniture / signage and to resurface the adjacent footways on completion of their works etc. Ilford Town Centre has the highest level of Public Transport Accessibility (PTAL6). OS5 has a PTAL of 6. Ilford Station has regular services to Liverpool Street (up to 16 trains in peak hour, journey times minutes). Crossrail, which is planned to be operational in 2018, will improve service frequency (18 peak hour trains of which 12 are Crossrail) and reduce journey times (e.g. West End 23 mins). The East Anglia Metro service also links eastwards to Shenfield and Southend. There are also 17 bus routes connecting Ilford Town Centre with the rest of East London and the sub -region. Links to Gants Hill (Central Line), Barkingside (Central Line) and Stratford (Jubilee, Central, DLR and Overground Lines) bring over one million Londoners within 45 minutes public transport travel of Ilford. There is a growing network of local cycle routes in Ilford and the Borough car club initiative includes several bays in the town centre. The site is not directly affected by any environmental designations (except APZ) and no protected species has been identified on the site. e.g. visibility splay dimensions, footpath crossing requirements, advanced warning signage Walking/cycling distances to shops and services, PTAL Specialist reports may be required See TPO Register at Local Authority 6 of 7

7 Consider land contamination issues? Consider Flood Risk potential and SUDS requirements High Medium Low Historical mapping for 1962 to 1965 indicates that the area currently used for car parking has been in industrial/manufacturing use. The police station on Ilford Hill appears to have been present since at least The historic land uses associated with the site suggest there is a moderate to high risk of contaminative substances being present on parts of the site. The extent of any contamination can only be confirmed through intrusive site investigations. The site is located outside the extent of extreme fluvial flooding associated with main rivers (River Roding, Aldersbrook, Cranbrook) in the surrounding area. The risk of the site flooding each year from rivers is 0.1% or less. NB: we do not warrant that this information is accurate, complete or up to date. Fluvial/groundwater. See Environment Agency Website. 8. ADDITIONAL INFORMATION Water Mains Thames Water Asset data plans indicate there is a water main running the length of Ilford Hill on the opposite side to OS5. Foul and Surface Water Sewers Thames Water Asset data plans indicate there is a foul and a surface water sewer running the length of Ilford Hill. There is a surface water sewer running most of the length of Chapel Road with a branch into Reads Close. There is a foul sewer running down Chapel Road, south east of the site which runs into Roden Street 40 Ilford Hill is identified as Probable ex-s24 properties. These are an unknown class of public sewers which are not marked on the public map of sewers. For further information please contact Thames Water Developer Services - Wastewater Clearwater Court Vastern Road Reading RG1 8DB Phone: The Council does not warrant that any of the information contained in this pro-forma is accurate,. Interested parties should seek independent professional advice. The above particulars are for guidance only and are not intended to form the basis of a contract. All statements contained in the particulars are made without responsibility on the part of the Council, its officers or employees and are not to be relied upon as statements or representation of fact. All descriptions, dimensions, references to conditions and necessary permissions for use and occupation are given without responsibility and intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection, or otherwise as to the correctness of each of them. Agents are warned that the Council will not pay commission for their introduction of purchasers and that they must look to their Principals for payment of fees. 7 of 7

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Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist

Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist 1. SITE DETAILS Site name LDF/AAP reference Valentines House OS3a Site Area 0.463 Ha Key Council Contacts Date of completing/updating this checklist Site address Judith Carlson Investment Development Manager