Planning Policy Report for the Proposed Residential Development at The Old Sorting Office Greenwich Unitary Development Plan UDP 1. Status of the UDP The current UDP was adopted on 20 July 2006. The UDP is being replaced by the Core Strategy. The core strategy is scheduled to go out to consultation in November 2010, with adoption following sometime in 2012. The UDP is therefore the currently policy which planning applications are judged against. 2. Site Description The site is split into two parcels. The first is the former sorting office building. The second is a separate car park located on the other side of Greenwich Park Street. The sites are located in Greenwich, immediately next to Greenwich Park, The National Maritime Museum is located c.700m to the west. Maze Hill Railway Station is located c.400m to the east. A BT telephone exchange is situated immediately to the east of The Old Sorting Office. Arches leisure centre is located immediately to the north of the site. The car park site is surrounded by a single detached house to the south and the railway line to the north. The general height of buildings in the area varies between 2.5 4 storeys. The Old Sorting Office has previously been a sorting office for the Royal Mail. It was refurbished in 2001 to provide 7,932sqft of office space. The sorting office has a PTAL rating of 4 The car park has a PTAL rating of 3 3. Description of the Proposals The schemes have been designed to maximize the potential of the sites whilst enhancing the conservation areas they sit within. Traditional materials have been used in a contemporary arrangement. 3.1 Old Sorting Office A minimal copper and glass rooftop development comprising 4 X one bedroom flats (2 forward and 2 rear facing to avoid potential overlooking issues). All four flats have terraces. Access is via left hand entrance door and will involve a stair core being created
resulting in a small amount lost office space. Usable mezzanine head height will be retained. 3.2 Car Park Brick and copper has been used, to match the Post Office Building, with modern glazing details. Yellow brick fin walls define the units which works well within the context of the conservation area. The scheme comprises of 2 X self contained houses, 3 X two bedroom flats and 3 X one bedroom flats. The development is stepped from two to three storey s towards the rear of the site. 4. UDP Proposal Map Designations 4.1 The Old Sorting Office site is located in: 4.1.1 East Greenwich Conservation Area This area is low lying, mainly residential and occupies a wedge of land between the Royal Naval Collage, the Maze Hill railway cutting and the Thames. The dominant land mark in this area is Greenwich Power Station. 4.1.2 The Old Sorting Office is located immediately next to Greenwich Town Centre (East Greenwich Conservation Area Appraisal, DRAFT sep 09). 4.2 The Car Park is located in: 4.2.1 Greenwich Park Conservation Area - consists of Greenwich Park and the Old Royal Naval Collage. It is an area of exceptional historical, archaeological and topography importance (Greenwich Park Conservation Area, DRAFT sep 09). 4.2.2 The buffer zone of the world heritage site blocks development that would restrict or reduce views of National Maritime Museum and The Royal Observatory (Greenwich UDP).
5. Relevant Policy 5.1 Conservation Areas, D16 Planning permission will only be granted for proposals that preserve or enhance the character or appearance of Conservation areas, taking into account local scale, the established pattern of development and landscape, building form and materials. Development on sites in the vicinity of conservation area and which would have a visual effect on its character or appearance, should respect the setting of that area. 5.2 Buffer Zone of the World Heritage Site The relevant policy is Maritime Greenwich World Heritage Site, TC7 Development in this area should preserve and enhance its essential and unique character and appearance. Views and vistas to and from the world heritage site will also be protected by ensuring the developments in the buffer zone of the site are visual sympathetic. The views are: National Maritime Museum, The Royal Observatory and Former Royal Naval Collage 6 Planning Assessment 6.1 Car Parking Policy The car parking policies used in the Greenwich UDP have been taken from the London Plan. It is from these policies (M23, M25 and 6.1) that we have concluded that three parking spaces will be required for the development: One space for the commercial building One space for each of the two houses No spaces for the flats 6.1.1 Maximum Employment Car Parking (Greenwich UDP M23) Area Inner London, Greenwich Town centre and areas with a high PTAL rating, defined as a rating of 5 or 6. One off street space per m2 gross floor space 600-1000m2 of gross Outer of London (rest of Borough) 100-600m2 of gross floor space Due to the sites location immediately next to Greenwich Town Centre the relevant maximum provision is one space per 600-1000m2. The office site is 7,932sqft which
equates to 737sqm. Zero parking provision would also be in accordance with planning policy. 6.1.2 Maximum Residential Car Parking (Greenwich UDP M25) The maximum provision should be 1 space per unit Providing one car parking space per house and none for the flats complies with the maximum residential car parking policy. In an area of high accessibility, this relatively low level of car park provision is encouraged by planning policy. In addition there are many car clubs close by and Maze Hill railway station is located in close proximity. 6.1.3 Available Car Parking in the Area The loss of car parking at the office building can be negated by renting parking bays at the nearby NCP or by joining the car clubs, some of which are listed in the appendices. 6.2 Affordable Housing (Greenwich UDP 3.6) The affordable housing policy is for 15 houses or more. Therefore no affordable housing will be required. The site thresholds for affordable housing are consistent with the Housing Needs Survey and the guidance in the proposed changes to PPG3 published in July 2003. The thresholds also apply to mixed use schemes including residential use where the 15 unit threshold is met. 6.3 Design, Scale, Mass, Density and Residential Amenity Planning policy points towards maximising a site s development potential, whilst creating high quality design and respecting local context, history and character. The Council expect new residential development to achieve a high quality of housing design. The Council will take character of area, site location and public transport accessibility, car parking (D5, M26 and M28) and Housing Densities (H8 and H9) when considering a residential planning application. The proposals provide a high quality of residential amenity in terms of parking, private amenity space, architectural quality and habitable space standards.
7 Conclusions Regard has been given to the sites sensitive nature within conservation areas and its proximity to the World Heritage Site. The proposals are of the highest quality and exceed the residential design standards. Sufficient car parking and amenity space can be provided to create proposals which will be acceptable in planning terms. Whilst planning consent is never a forgone conclusion we believe that these proposals comply with planning policy and stand a good chance of securing planning consent.
Appendices 1 shows: The residential and commercial car parking policy from both the London Plan and the Greenwich UDP. 2 shows: Car parks located close to both sites but measurements are taken from The Old Sorting Office 1. Residential and Commercial Car Parking 1.1 The London Plan says: Policy 3C.23: the Mayor will seek to ensure that on-site car parking at new developments is the minimum necessary and that there is no over-provision that could undermine the use of more sustainable non-car modes. Policy 3C.24: DPD policies set out appropriate parking standards for town centres, to help enhance the attractiveness of town centres. Developed along side PPG 13, introduced the concept of transport assessments, this assessment will provide an estimate of car parking demand. 1.2 Maximum Employment Car Parking (Greenwich UDP M23) Area Inner London, Greenwich Town centre and areas with a high PTAL rating, defined as a rating of 5 or 6. One off street space per m2 gross floor space 600-1000m2 of gross Outer of London (rest of Borough) 100-600m2 of gross floor space Maximum Employment Car Parking (London Development Plan 6.1) Location Square Meters Central London 1000-1500 Inner London 600-1000 Outer London 100-600 1.3 Maximum Residential Car Parking (Greenwich UDP M25) The maximum provision should be one space per unit 1.4 Maximum Residential Car Parking (London Development Plan 6.1) Predominant housing type 4+ bed units 3 bed units 1-2 bed units Car parking provision 2-1.5 spaces per unit 1.5-1 space per unit 1 to less than 1 per unit
2. Car Parks The information below outlines the spaces, costs and distance from the site: 2.1 Park Row, Greenwich 92 bays, 2 disabled bays and a coach bay Open 24/7 Annual Ticket (1 October 30 September): 925.00 0.2 miles from The Old Sorting Office 2.2 Cutty Sark Gardens, Greenwich Underground car park Open 24/7 70 spaces Annual Ticket (1 October 30 September): 925.00 0.7 mile from The Old Sorting Office 2.3 Burney Street, Greenwich Open 24/7 102 spaces, 3 disabled bays Annual Ticket (1 October 30 September): 925.00 0.7 miles from The Old Sorting Office No possibility to buy more than a year at a time.