PLANNING APPLICATIONS COMMITTEE 13th December 2012

Item No: 04

UPRN APPLICATION NO.s DATE VALID

57/22/1623/027 (1) 12/P2157(2) 12/P2164 20th Aug 2012

Address/Site Former Wolfson Neurological Rehabilitation Centre, Copse Hill, SW20

(Ward) Village

Proposal: (1) Demolition of former Wolfson neurological rehabilitation centre and residential redevelopment to provide 8 x detached houses (1x4-bed, 4x4/5-bed, 3x 5/6- bed) with associated garaging, landscaping and other associated works and formation of new access point from Copse Hill (2) Conservation Area Consent for demolition of vacant neurological rehabilitation centre and ancillary buildings

Drawing No.s (1) Planning Statement incorporating Heritage Statement

and Open Space Assessment, Design and Access Statement, Landscape Design and Access Statement, Historical Environment and Archaeological Assessment, Transport Statement, Energy Statement and Sustainability Appraisal, Phase1 Ecological and Habitat Survey, Arboricultural Implications Assessment and Tree Survey Report, Foul and Surface Water Drainage Assessment, Statement of Community Engagement, Air Quality Assessment, Utility Site Investigation Report, Demolition Method Statement, Affordable Housing Statement,BKH01-P-001 Rev2, BKH01-P002-Rev2, BKH01-P-003-Rev2, BKH01-P-004, BKH01-P-005, BKH01-P-0011, BKH01-P-0012, BKH01-P-0013, BKH01-P-0014, BKH01-P-021, BKH01-P-022, BKH01-P-031, BKH01-P-032, BKH01-P-041 Rev2, BKH01-P-101 Rev2, BKH01-P-111, BKH01-P-112, BKH01-P-201, BKH01-P-202, BKH01-P- 211 Rev1, BKH01-P-212 Rev1, BKH01-P-221, BKH01-P-222, BKH01-P-231 Rev1, BKH01-P-232 Rev1, BKH01-P-241 Rev1, BKH01-P-243 Rev 1, BKH01-P-251, BKH01-P-253, BKH01-P-261 Rev1, BKH01-P-262 Rev1, BKH01-P-271, BKH01-P-273, 111000Y01 Rev.N, 111000J18 RevB,111000Y04 RevB, 111000Y05 RevA, 111000Y06 RevA, MRP-1008 4-00-500 Rev.A, 2012-1257-AT-101

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(2)Site location and red line plan, Demolition Method Statement, Air Quality Assessment Report, Phase 1 Ecological and habitat survey, Planning statement incorporating Heritage Statement, Historical Environment and Archaeological Assessment , BKH01-P-001 Rev2, BKH01-P002-Rev2, BKH01-P-003-Rev2, BKH01-P-004, BKH01-P-005, BKH01-P-0011, BKH01-P-0012, BKH01-P-0013, BKH01-P-0014, BKH01-P-021, BKH01-P-022, BKH01-P-031, BKH01-P-032,

Contact Officer: Susan Wright (020 8545 3981) ______________________________________________________________

RECOMMENDATION

(1)GRANT Permission subject to completion of a S.106 Obligation, Deed of Variation in relation to existing s106 Obligation and conditions (2)GRANT Conservation Area Consent subject to conditions

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CHECKLIST INFORMATION� Heads of Agreement – Affordable housing, education, MOL

linkages/works/land transfer, community facilities� Is a screening opinion required – Yes � Is an Environmental Statement required:- No � Press Notice - Yes � Site Notice - Yes � Design Review Panel - Yes � Number of neighbours consulted – 30

1.0 INTRODUCTIONThis report comes before Members because of the need for a S.106 legal agreement.

2.0 SITE AND SURROUNDINGS2.1 The application site covers approximately 0.6 hectares, with a frontage

to the south side of Copse Hill. The new bus turning facility for the 200 bus service extends in front of almost half the Copse Hill front boundary. The site forms a rough square, with an irregularly shaped north-west corner adjacent to the bus turning facility to the north and with the new residential development under construction on The Firs site to the west. Woodland wraps around the south-west and southern boundaries, and the eastern boundary adjoins the former Atkinson Morley hospital site. Demolition of old hospital outbuildings has recently taken place next to the eastern application site boundary in preparation for residential redevelopment of the main hospital site as a whole. Opposite the site, the north side of Copse Hill is characterised by large

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detached family houses and the area in general is predominantly residential.

2.2 The site contains the empty Wolfson Centre building, a former neurological rehabilitation centre vacated by the NHS in February 2012. The mainly 1960’s flat roofed building ranges from one to three storeys in height, increasing in height from north to south, with an extensive footprint. There is a very steep 10m fall in levels from the front to the back of the site. Combined with the massing of the building this produces a low profile to Copse Hill and a much taller one close to the southern boundary with the adjoining woodland, with the buildings in close proximity to the boundary. The site also contains large areas of hard landscaping around the buildings, including the vehicular access and large parking area directly in front of the main entrance, separated by a soft landscaped area from the pavement along Copse Hill. The majority of the site is consequently either covered by building footprint or hard landscaped areas.

2.3 There are a number of mature trees scattered across the site and along the street frontage and the site is covered by Tree Preservation Order No.376 (2004).

2.4 The whole of the site is within the Copse Hill Conservation Area. The woodland to the west and south of the site, outside the application site boundary, forms part of an area designated as a Site of Importance for Nature Conservation (SINC) on the retained UDP (Oct 2003) Proposals Map. The land to the west and south is also part of a larger parcel of land designated as Metropolitan Open Land and this designation extends north beyond the boundary of the SINC to form a corridor extending either side of the access road running between The Firs and the Wolfson Centre to link the main parcel of MOL land with Copse Hill. Part of this MOL corridor falls within the application site boundary and is currently part hardstanding and part soft landscaping behind the bus turning facility.

2.5 The application site boundaries have been revised twice in the course of the application. The application site boundary as originally submitted contained further land within the MOL (and also within the SINC) around the south-west corner of the site, comprising a concrete access ramp and hard surfacing around the perimeter of the Wolfson Centre building. The boundary line has been revised (with the application site reduced in size) so the application site boundary is contiguous with the Metropolitan Open Land and SINC boundaries in this corner. In addition, a further revision has removed a rectangular parcel of land to the south of the new proposed access road (currently hardstanding) shown originally as forming part of the front curtilage of House P.06.

2.6 The site falls within an Archaeological Priority Zone as designated on the retained UDP (Oct 2003) Proposals Map.

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3. CURRENT PROPOSAL

3.1 The proposal is to demolish all of the existing buildings making up the former neurological rehabilitation centre and develop the site for 8 large detached family houses. These will be referred to in this report as houses P01-P08 as shown on the site layout plan.

3.2 Two of the houses, P02 and P03, would be served by a new vehicular access point directly from Copse Hill, allowing them to face outwards towards the road, creating an active street frontage. The remaining 6 houses, P01 and P04-P08 would form a cul-de-sac served from a new spur off the existing access road on the western boundary adjoining the Firs site).

3.3 The design approach for the two houses facing towards Copse Hill at the front of the site (P02 and P03) is a traditional one, with materials consisting of buff stock brick, stone detailing and slate, echoing the approach taken to the Copse Hill street frontage on the adjoining Atkinson Morley and Firs sites. A 10m buffer is maintained between houses P02 and P03 and the back edge of footpath. The houses are two-storey to the street frontage with rooms in the roofspace, with an additional storey to the rear due to the change in levels.

3.4 Houses P01 and P06 are sited on the western boundary flanking the new entrance off the access road. They are also designed in a traditional style. The rear of P01 faces towards the bus turnaround facility and is two storey with rooms in the roof space on this elevation, with an additional storey to the southern front elevation resulting from the fall in levels. P06 sits to the south of the new road and is two storey with rooms in the roof space at the front, with an additional storey height at the rear.

3.5 Houses P04 and P05, within the centre of the site, adopt a contemporary design approach similar to the approved houses on the southern boundaries of the Atkinson Morley and Firs site. They are principally 3 –storey with a smaller glazed upper storey providing an access to a roof terrace.

3.6 Houses P07 and P08 have rear gardens that have a boundary with the MOL to the south and are also in a contemporary design. Arranged over four floors, the site levels have been utilised to minimise their massing, with a lower ground floor wholly below ground level at the front, opening out onto a garden below the level of adjoining land to the south at the rear and with a lightweight recessed second floor with a large roof terrace.

3.7 The contemporary houses, P04, 5, 7 and 8, use a simple palette of two tones of stone with zinc features and recessed glazed top floors.

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3.8 There are two areas of MOL originally included within the application site boundary and shown as forming part of the garden of House P06 that are now excluded. The first, wrapping around the south –west corner, currently comprises a concrete access ramp and hard surfaced path around the perimeter of the Wolfson Centre building. The second is a rectangular area of hard surfacing served from the existing access road and sitting to the south of the proposed spur that provides vehicular access to 6 of the houses. It is now intended that both parcels of land will have the existing concrete structures and hardsurfacing removed and that they will then be soft landscaped to enhance the ecological value of the SINC and the green character of the MOL. Theywill then be transferred from private into public ownership as part of the larger MOL transfer agreed as part of the Atkinson Morley hospital redevelopment planning permission. This would be secured by a deed of variation to the original legal agreement for Atkinson Morley.

3.9 Above the new entrance road, a 4m wide footpath and planting strip with new tree planting would be provided to create a link from the new bus turning facility down into the main parcel of MOL land being transferred into public ownership.

4. RELEVANT PLANNING HISTORY

4.1 Wolfson CentreThe Wolfson Neurorehabilitation Centre opened in 1967, already flanked to the east by Atkinson Morley neurosurgical hospital and broadly contemporary with the construction of The Firs hospital staff accommodation to the west.

4.2 Since its original construction in the 1960’s to its closure early in 2012 there have been a limited number of additions and alterations comprised of the following:

� Residential accommodation in centre, the grounds and an extension to the rehabilitation, approved in 1975 (MER523/75).

� Formation of rehabilitation assessment flat under existing dining room, approved 1994 (94/P0951)

� Installation of new windows and alterations to main entrance, approved 1995 (95/P0036)

� Erection of telecommunications equipment on the main roof, approved 1998 (98/P1318 & P1319)

� Construction of safety exit ramp and new path, approved 2004 (04/P1227)

4.3 In December 2011, St George’s Healthcare Trust declared the Wolfson Centre surplus to requirements. The building was vacated and the services were re-located in early 2012, prior to sale of the site.

4.4 Atkinson Morley Hospital and Sports Grounds and The Firs

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As these are adjoining sites surrounding the Wolfson Centre on 3 sides, and were both also previously owned by St George’s Healthcare Trust, and both acquired (at different times) by the same developer, their history is also relevant.

4.5 Atkinson Morley hospital opened as a convalescent home in 1869 and by the 1950’s had become one of the foremost neurosurgical hospitals in the country. In 1953, permission was given for the formation of private playing fields for use by the hospital. In the mid-1960’s, The Firs was demolished and replaced with purpose-built staff accommodation for the hospital bearing the same name. The hospital closed in 2003 when neurology services were moved to a purpose built wing of the main St George’s Hospital site in Tooting. The site was acquired by Berkeley Homes in 2010 and planning permission was granted in 2011 (11/P0346) for the redevelopment of the main hospital site and The Firs for residential purposes, restoration of the playing pitches and provision of a new pavilion and cottage, and transfer of the majority of the Metropolitan Open Land forming the hospital sports ground into public ownership. The planning permission is being implemented with works to construct 8 detached houses well advanced on The Firs site and demolition of newer extensions and outbuildings having taken place on the main hospital site.

5.0 CONSULTATION

5.1 The applications were advertised by means of statutory site and press notices and the dispatch of individual letters to neighbouring residents as well as local amenity groups.

5.2 Two representations were received in response to the initial consultation from Wimbledon Society and Morley Park Trust, which are set out below:

5.3 Wimbledon Society� Residential gardens are shown as encroaching into the MOL, in

clear breach of the agreed and formally approved MOL boundary. Residential gardens, with their attendant high fencing, buildings and structures etc, that can be built as permitted development are not acceptable uses in the MOL, which should be kept open and clear. This incursion is totally unacceptable and the application should be re-submitted with the MOL intact or refused as not being in accordance with the approved plan, the NPPF, the London Plan or Core Strategy policy CS13A

� The houses are too close to the boundaries of the MOL, infringe its daylight, overlook it and severely limit the activities that could take place on this part of the park. They should be moved significantly eastwards.

� The unfenced lawn to the south of the Wolfson Centre was formerly used as a recreational area for patients and remains

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within the ownership of the applicant. Steps are shown from the development into the park. There should be no access gates from private property into the park. When management of the park is in place, they could then consider an application from householders for an access and they may wish to impose conditions. The lawn area must remain unfenced and the entire boundary of the MOL marked, fenced and accessible to users of Morley Park and not a private enclave for occupiers of the new residential development.

� The mass of housing facing Copse Hill is excessive and likely to dominate the street scene.

� It is essential that the general public should be able to walk from Copse Hill and the bus layby up to the entrance to Morley Park without having to go on private land. It should be clear who is responsible for cleaning, maintenance, lighting, drainage etc. It should be in Council ownership/designated as public highway. The park should have a formal gated entrance, fencing and signage.

An illustrative drawing was provided with the representation in relation to the MOL boundary, shown fenced and with a gated entry to Morley park, tree lined public pathway, step free footpath into the park, addition to the MOL at the southern edge of the application site to compensate for the new vehicular entrance through the MOL.

In summary, the Society concludes that the application should be refused on grounds of inappropriate use of the MOL and failure to provide protection of and access to Morley Park.

5.4 Morley Park Trust� Use of a Metropolitan Open Land to the west and south as

private gardens is a non-conforming use and is not acceptable. � A plan is also provided, similar to Wimbledon Society’s, with a

tree lined pathway, gated entrance to park, and a step-free path into the park. They suggest that the step-free route and east-west route to provide a circular route around the park should be secured within the S.106 and substituted for the approved stepped route.

� Should be clarity on the proposed status of the former recreational lawn to the south of the Wolfson site, which should remain unfenced and accessible to all users of the park and not a dedicated recreational space for the new houses.

� Height of houses will be excessive from the MOL, particularly in winter. The setback of the fourth floor on houses P02 and P03 should be re-aligned to the south side.

� The development maximises the use of the site and permitted development rights should be removed.

� A condition should be applied that there should be no changes to the boundaries or boundary treatment.

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5.5 Amended PlansTwo sets of revised plans have been submitted. Following the first set of revisions, removing MOL land in the south-west corner from the application site, and committing to adding new links within the land to be transferred to the Council to provide a linking route to the north/south footpath, a further representation was received from the Wimbledon Society, reiterating their previous objections in 5.3 above.

5.6 A second set of revised plans have been received making the following changes at officers’ request – increase in the width of the pedestrian link from the bus turning facility down into the MOL to 4m and removal of a further parcel of land from the application site on the western boundary, with a commitment to the breaking out of the large ramp and hard surfacing within the 2 parcels of land removed from the application site and landscaping of both areas to complement the adjoining woodland, prior to the transfer of both areas into public ownership, realignment of pedestrian route and use of road demarcation to aid legibility.

5.7 A further re-consultation took place and additional comments were received from Wimbledon Society and Morley Park Trust which are as follows:Wimbledon Society

� Re-iterate that use of pat of MOL as residential garden is not acceptable and is contrary to the NPPF. There has never been any existing development within the MOL land at this point so the introduction of residential land with its fencing and other structures with an adverse effect on openness is not acceptable. This strip of MOL land was so designated as the only wide break in development in Copse Hill and provides open views into the open space beyond and any attempt to build into this area reduces an important visual access into the MOL. They ask why the MOL boundary has not been followed.

� Has not addressed the Society’s draft design for a more appropriate approach route into the park avoiding a stepped route into the ecological area, no provision for northern perimeter fence or gateway to the park

Morley Park Trust � They reiterate their previous comment that use of MOL as garden land

for House P01 is unacceptable and further state that ‘this particular north/south strip of MOL was designated to protect a green, and open connection between Copse Hill and the woodland to the south and affords views into the MOL beyond. The use of MOL for the creation of an access roadway into two development sites already introduces an urbanising feature into the MOL and SINC and the proposed footpath in the revised plan is regarded as unsuitable for the approach to what will become the first new public park for Merton in many years. MPT believes that the plans for the pathway should be re-drawn, showing a generous and landscaped pedestrian route conforming to the use of

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MOL. Having the developments on either side of the MOL annexe MOL into private and enclosed gardens, with the majority of the remainder of the central area of the MOL used for vehicle access to the private and gated developments is not an appropriate use of MOL as noted in the London Plan.’

� A park boundary treatment is required for the northern park boundary with a gate. Railings are suggested to maintain the open views over the park

� The change to the areas of MOL which had previously been shown as private garden for house P06, now to be transferred into public ownership and become a part of Morley Park is welcomed but still object to use of MOL for a private garden for House P01 and for the site access road and consider them to be a departure from the Borough Plan, the London Plan and the NPPF.

� The stepped access into the park still shown is unacceptable and is access is not an appropriate access route to a public park, would be inaccessible to many potential park users, and create an unnecessary maintenance and safety liability. Maintenance issues could be compounded by the route’s close proximity to an area of Japanese Knotweed. The revised plans also show a step free route down to the ecology area through the woodland. We understand that this route is to be cleared by the developer but no surface treatment is to be applied.With a suitable surface, such as hoggin, this route would provide a much more accessible and practical route to the ecology area than the 30 steps. The revised plans also show an east/west footpath through the woodland linking to the step free route down from Copse Hill. Formalisation of this de facto east/west path is welcomed. There is no accompanying text to explain how provision and funding is to be made for these routes through the woodland, or to show how the east/west path would link into the access path to the ‘Wolfson Lawn’ which was approved under P11/P0346. An explanation of these indicative routes is required.

� Previous concerns are reiterated about the use of recreational lawn, need to remove pd rights and prevent changes to boundary treatments once approved

5.8 Natural England No objections under the terms of the Conservation of Habitats and

Species Regulations. The submitted ecological survey does not identify any significant impacts on statutorily protected sites, species or on priority Biodiversity Action Plan (BAP) habitats as a result of this proposal. However, when considering this application, the Council should encourage opportunities to incorporate biodiversity in and around the development – examples of biodiversity enhancements are given as green/brown roofs, use of native species in landscaping schemes, artificial bat and bird boxes, use of SUDS and understanding of the impact on adjacent local wildlife sites.

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5.9 Environment Agency – The application is assessed as having a low environmental risk and therefore they have no comments to make.

5.10 Metropolitan Police Crime Prevention Design Advisor The layout and design of the development is acceptable for Secured By

Design purposes. All door assemblies must be in accordance with Pas24 (2007). Landscaping fronting Copse hill should allow for natural surveillance.

5.11 English Heritage No comments. The application should be determined in accordance

with national and local policy guidance and on the basis of the Council’s specialist conservation advice.

5.12 Thames Water No objections with regard to water infrastructure.

Surface water drainage - responsibility of the developer to make proper provision for drainage to ground, watercourses or a suitable sewer. They should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. Where the developer proposes to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required.

5.13 Design Review PanelThe proposal was considered at the meeting of the DRP on 24th July 2012, prior to submission of the planning application (it does not therefore take account of revisions made to the application following submission). Their comments were as follows:

The Panel noted the proposal was for a gated development, which they felt was not the best approach in terms of accessibility and permeability. It was felt that an opportunity was lost to create a pedestrian link between the new cul-de-sac and the existing public route between Copse Hill and Cottenham park Road. This would allow convenient access between neighbours, rather than the long winded route necessary under the existing proposal. This should be investigated.

The panel were also not convinced by the design and layout of the end of the public access road, where it was felt that it would be difficult to turn vehicles that would not be able to access the gated cul-de-sac to turn in (especially refuse vehicles). It was felt that the route and characteristics of the footpath from the ecological area to this access road were poorly shown and ambiguous, certainly not very easy to locate for the general public. This required further work to provide an obvious and attractive entrance to the open space.

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Regarding the architecture, the Panel noted that the approach was to fit in with the adjacent hospital and Firs sites either side, with traditional styles facing the street and contemporary ones facing the open space. There was some concern this distinction broke down at the entrance to the cul-de-sac, where the two flanking houses related less clearly to either street or open space. The preference, if any, was that both could be of the contemporary style.

The Panel did not express a preference for either style, more that whatever was used on each house was executed to a high quality of materials and detailing true to the style. On this theme, the panel were concerned that the glass roof section of the contemporary build looked far heavier and cumbersome compared to the light and delicate example shown from another development. More work was needed on developing this aspect of the design.

Overall, the Panel felt there were no fundamental problems, but that a few areas needed further attention. If these were successfully addressed it is likely that the proposal would warrant a GREEN verdict. VERDICT: AMBER

5.14 Transport PlanningThere are no transport objections to this application from a transport planning perspective. It is considered that this proposal will have a negligible impact on traffic levels in the area. All the new units come with off-street parking and is principally accessed from Copse Hill by a private access road. Two of the units are to be accessed from Copse Hill - a condition for the vehicle access to these will be required. 6 of the units are to be accessed from a gated entry point.

5.15 Improving the pedestrian link from the bus stop to the park is welcomed. It is recommended that a pedestrian crossing area is marked by the use of a distinct material leading into the ecological area. There should be a condition to prevent any future gating of the route.

5.16 The servicing arrangements are acceptable based on the tracking plan provided.

5.17 In summary there are no transport objections to this application but please attach the following conditions:

H1 New Vehicle Access – Details to be submitted H10 Construction Vehicles, Washdown Facilities etc (major sites)

Informative INF 8 Construction of Accesses

INF12 Works affecting the public highway

5.18 Environmental Health

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Conditions are requested in respect of demolition and construction work times, and contaminated land site investigation/remediation. There should be no adverse impact on local air quality, although if biomass or CHP were to be installed as a heating source, an air quality assessment would be required.

5.19 Green Spaces (Parks)No objections to new routes proposed through MOL land to be transferred or to types of surfacing. Entrance into ecological area is not a main entrance and should have a low key treatment. The main entrance is through Atkinson Morley site and from Cottenham Park Road.

5.20 Landscape Design and Tree OfficerRevised details are now acceptable in terms of relationship to retained trees. No objection to proposed tree removals based on condition of trees. The details contained in the Arboricultural Implications Assessment and Tree Survey is acceptable. Further details will be required of any proposed boundary treatments within the root protection areas of retained trees, and the following conditions should be imposed:

� F4 – Tree Survey Approved � F5 – Tree Protection � F7 – Notification of Start � Site supervision (Trees) � F1 – Landscaping � F2 Landscaping (Implementation) � Design of Foundations - Notwithstanding any details on the approved

plans, details of all proposed boundary treatments shall be submitted to and approved by the lpa prior to their construction on site and no boundary treatments shall be permitted that have an adverse impact on the health of retained trees.

� Utility and Service Routes – No work shall be commenced until details of the proposed locations and method of installation of all of the utility and service routes within the root protection area of the retained trees have been submitted to and approved in writing by the LPA and the work shall be carried out in accordance with the approved details.

� B6 – Levels.

6.0 POLICY CONTEXT

NATIONAL PLANNING POLICY 6.1 Planning Policy Statement The relevant national planning policy statement is the National Planning

Policy Framework (March 2012). (NPPF) The NPPF is a material consideration in planning decisions. It sets out

a presumption in favour of sustainable development. Although it only makes reference to Green Belts and not MOL, MOL is generally deemed similar to Green Belts in the metropolitan context. It advises

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that once Green Belts have been defined, l.p.a.’s should plan positively to enhance the beneficial use of the Green Belt, such as looking for opportunities to provide access, to provide opportunities for outdoor sport and recreation, to retain and enhance landscapes, visual amenity and biodiversity, or to improve damaged and derelict land. The Green Belt guidance in NPPF states that there is a general presumption against inappropriate development and such development should not be approved except in very special circumstances, where any harm is clearly outweighed by other considerations. It refers to new buildings (with a list of exceptions, including facilities for outdoor sport, and extensions or alterations to existing buildings provided that they are not disproportionate)as being inappropriate development. It also advises that once established, Green Belt boundaries should only be altered in exceptional circumstances. It states that in defining boundaries, physical features should be used that are easily recognisable and likely to be permanent.

6.2 REGIONAL PLANNING GUIDANCEThe London Plan – July 2011 Relevant policies comprise: Policy 3.3 - Increasing Housing Supply, 3.4 Optimising Housing Potential (provides a density matrix), 3.5 Quality and Design of New Housing Development (associated Table 3.3 sets out minimum GIA standards for different dwelling types), 3.6 Children and Young People’s Play 3.8 Housing choice(affordable housing, Lifetime Homes, 10% wheelchair adaptable), 3.11 Affordable Housing Targets, 3.12 Negotiating Affordable Housing,, 3.13 Affordable Housing Thresholds, 3.16 Protection and Enhancement of Social Infrastructure, Policy 5.2 Minimising Carbon Dioxide emissions, 5.3 Sustainable design and construction, 5.7 Renewable Energy, 5.10 Urban Greening, 5.13 Sustainable drainage, 5.21 Contaminated Land, 6.7 Better streets and surface transport, 6.9 Cycling, 6.10 Walking, 6.13 Parking, 7.1 Building London’s Neighbourhoods and Communities, 7.2 An Inclusive Environment, 7.3 Designing Out Crime, 7.4 Local Character, 7.5 Public Realm, 7.6 Architecture, 7.8 Heritage Assets and Archaeology, 7.14 Improving Air Quality, 7.17 Metropolitan Open Land – supports its protection from development having an adverse impact on its openness and from inappropriate development, 7.19 Biodiversity and Access to Nature, 7.21 Trees and Woodland

6.3 LOCAL PLANNING GUIDANCELondon Borough of Merton Adopted Core Strategy (July 2011)The Core Strategy was adopted on July 12th 2011. The relevant planning policies are:

� CS8: Housing Choice : Requires new developments to be well designed, socially mixed and sustainable, and requires sites for 1-9 units to provide 20% affordable housing equivalent to that provided on site as a financial contribution, should be built to Lifetime Homes

� CS9: Housing Provision: Supports provision of new housing and aims to facilitate delivery of the Borough’s housing targets

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� CS11; Infrastructure: Requires new development to provide for any necessary infrastructure

� CS13: Open Space, nature conservation, leisure and culture: seeks to protect and enhance the Borough’s public and private open spaces including MOL, improve access to open space and nature conservation by sustainable forms of transport, expects development to incorporate and maintain appropriate elements of open space and landscape features such as trees, improve opportunities for the public to experience nature by enhancing biodiversity, encouraging green links and corridors and refusing development that has a significant adverse impact on protected or priority species and priority habitats, demonstrate that development will not adversely affect the nature conservation values of designated Sites of Importance for Nature Conservation, safeguard recreational and sporting facilities, require where appropriate, development to integrate new or enhanced habitat or design and landscaping that encourages biodiversity

� CS14: Design. All development to be designed to respect, reinforce and enhance the local character of the area, conserving and enhancing Merton’s heritage assets and wider historic environment and promoting high quality sustainable design. Development must comply with the most appropriate minimum space standards.

� CS15: Climate Change. All major development required to demonstrate how it minimises water use and CO2 emissions, all new dwellings to achieve Code for Sustainable Homes Level 4

� CS16: Flood Risk Management . Applies sequential test to avoid inappropriate development in relation to flood risk, seeks to implement Sustainable Urban drainage systems across the Borough and work towards effective management of surface water flooding

� CS18 : Active Transport Encourages walking and cycling through design of new developments, enhancement of pedestrian and cycle networks, and safe, covered cycle storage

� CS11 Infrastructure, resists net loss of social and community facilities � CS19: Public Transport, Encourages support and enhancement of

public transport network � CS20: Parking, Service and Delivery. Seeks to implement effective

traffic management

6.4 Retained Policies of the London Borough of Merton UDP (2003)Key policies in relation to this application are: HS1: Housing Layout and Amenity, C8 – Health Facility Sites, proposals that will involve the loss of a health facility will not be permitted unless it can be demonstrated that the facility is no longer required to serve local needs, C13: Planning Obligations for Educational Provision, NE.1 Metropolitan Open Land – Material change of use of land is inappropriate unless it maintains the open character of the land and does not conflict with the purposes of including land within the MOL, improves the landscape character and nature conservation quality of the land, or provides opportunities for outdoor recreational use,

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NE2- Development in Proximity to MOL Development in proximity to and likely to be conspicuous from the MOL will be permitted if the visual amenities of MOL will not be injured by reason of siting, materials or design,NE11 Trees: Protection,BE1: New Development, Change of Use, Alterations and Extensions, BE2; Conservation Areas, Demolition, BE13: Archaeological Protection and Preservation, BE.14: Archaeological Evaluation, BE.15: New Buildings and Extensions; Daylight, Sunlight, Privacy, Visual Intrusion and Noise, BE16: Urban Design, BE22: Design of New Developments, BE.25: Sustainable Development, PE.7: Capacity of Water Systems- encourages SUDS, and requires adequate water supply and sewerage disposal,L1: Informal recreation – encourages opening up of areas of private open land for public access and informal recreation and facilities for walking and cycling through negotiation as part of proposals related to open land, L5: Urban Green space, L8: Open space deficiencies (area deficient in local park provision, F2: Planning obligations, RN3: vehicular access, Schedule 6- parking standards

6.5 Other relevant Merton planning documents are Merton SPG - New Residential Development (Dec 1999) , the Copse Hill ConservationCharacter Assessment and accompanying Design Guide.

7.0 PLANNING CONSIDERATIONS

7.1 The key planning considerations in relation to this application are as follows:

- the principle of development, - housing provision, including affordable provision, mix and density - design and appearance including the impact on Conservation Area trees and landscaping - impact on MOL, SINC and nature conservation

- standard of accommodation - impact on neighbours - traffic/highways/sustainable transport - archaeology

- sustainability, including SUDS - S.106 obligations

7.2 There have been a number of changes to the application since it was originally submitted, the more significant of which relate to the MOL land on the western boundary, and these are dealt with in more detail in the section on MOL below.

7.3 Principle of Development Both London Plan 3.16 and Core Planning Strategy CS11 seeks to

protect community infrastructure. Retained Policy C8 in the UDP, Health Facility Sites, advises that proposals that will involve the loss of a health facility will not be permitted unless it can be demonstrated that

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the facility is no longer required to serve local needs, The Wolfson Centre previously provided neuro-rehabilitation services for patients requiring intensive therapy and was operated by St George’s Healthcare Trust. The facilities had become outdated and there were benefits in the clustering of expertise from the re-location of services, therefore the Trust declared the site surplus to requirements in December 2011, and transferred services to the Tooting facility in February 2012. Its closure would not cause a shortfall in healthcare services and there is not considered to be a conflict with Policy C8.Given the site’s location within a predominantly residential area, redevelopment for residential is considered to be a suitable alternative use.

7.4 Housing Provision- Mix/Density/Affordable Housing The provision of 8 new residential units accords with Policy CS 9 of the

Council’s Core Strategy and 3A.1 of the London Plan in terms of assisting towards meeting Merton’s housing targets.

7.5 Mix The proposed scheme comprises 8 detached houses ranging from 4 to 6-bedroom. There was a disproportionately greater delivery of smaller housing units in the Borough between 2004 and 2009, and in this low density Conservation Area location, not very well served by public transport, low density family housing is considered to be acceptable. The houses will be required to meet the Council’s requirements in respect of Lifetime Homes.

7.6 Affordable HousingThe site will be required to deliver a financial contribution the equivalent of 20% affordable housing with a 60/40 social rented and intermediate split based on the Council’s methodology for deriving the amount payable, and for which a calculation has been provided by the applicant, based on 3 estate agents’ valuations, and accepted by the Council.

7.7 Policy CS8 of the Core Strategy requires new housing proposals to create socially mixed neighbourhoods with a range of housing types, sizes and tenures, and for all new housing to meet Lifetime Homes standards. It also aims for the provision of the equivalent of 20% affordable housing in the form of a financial contribution on sites delivering 1-9 units, having regard to site characteristics and economics of provision such as financial viability and other planning contributions.London Plan affordable housing policies encourage Boroughs to maximise contributions from new residential development. As set out in 7.5 and 7.6, the application is considered to comply with the requirements of policy CS 8.

7.8 Density Policy 3.4 of the London Plan advises that Boroughs should seek to

ensure that development optimises housing output for different types of

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location within the relevant density range shown in Table 3.2 of the Plan and should resist proposals which compromise this policy. This advice is re- stated in paragraph 18.27 of the Core Strategy. The site has a Public Transport Accessibility Level of 2 and sits within a suburban setting with predominantly lower density development. It is also within the Copse Hill Conservation Area

7.9 The appropriate density range within the London Plan matrix would be 150-250 habitable rooms per hectare(ha/hr), or given the average dwelling size, 35-65 units per hectare(u/ha). The proposed density would be 116 ha/hr, or 13 u/ha which is below the bottom end of the range. However, the site lies within the Copse Hill Conservation Area, and is currently characterised by low massing at the front of the site, increasing as the land falls away to the rear, which preserves views towards the MOL and woodland beyond over buildings, and these views are proposed to be preserved in the new development by creating new views in the gaps between rather than over buildings. It is also compatible with the density of surrounding development on the opposite side of Copse Hill. Officers consider the density to be appropriate to both the Conservation Area and the character of the surrounding area, and it should be noted that when taken together with the development on the adjoining Atkinson Morley Hospital and The Firs sites, the overall figures are 154 ha/hr or 31.4 u/ha, much closer to the lower end of the matrix range. Although the proposal does not comply with Policy 3.4 of the London Plan and the associated density matrix, it is nevertheless considered to be acceptable based on the overall site context.

7.10 Design, Appearance and Impact on Copse Hill Conservation Area Key contributors to the character of the Conservation Area on the south side of Copse Hill are the long distance views and the soft landscaping zones extending between existing building frontages and road boundaries.

7.11 The majority of the Wolfson site is covered with either existing buildings or associated hardstanding areas, with very little soft landscaping other than the deep front curtilage between the building and Copse Hill and within the central courtyard. There are views through to the woodland behind and to the western boundary of the site as a consequence of (i) the low profile of the building on the Copse Hill frontage (with a marked increase in height towards the rear of the site on the southern boundary with the woodland and a 10m fall in levels from the front to the back of the site) and (ii) views down through the access road on the western boundary.

7.12 The proposed houses P02 and P03, facing directly towards Copse Hill , in common with the approved houses and flatted blocks on the adjoining former Atkinson Morley hospital and Firs sites, will be set back a minimum of 10m from the back edge of footpath. House P.01, which would sit behind the new bus turning facility, would also have its

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rear elevation recessed 10m from the footpath accommodating the new bus stop, with new and retained trees and soft landscaping maintaining a soft edge to the street.

7.13 Although the massing of the houses will be greater than the existing buildings, the building footprint will be much less and views through to the woodland to the south will be maintained by the creation of new gaps between, rather than over, buildings and the retention of green, landscaped space with no buildings either side of the western access road. In relation to the access road, there would be a gap of 31m between the side wall of House P 01 and the closest new house on the opposite side of the access road on The Firs site, including a 4m wide footpath and landscaped strip leading down from the bus stop. A gap of almost 14m between houses P01 and P02 and 18m between the main flanks of houses P.06 and P.07, is designed to create a view cone through to retained mature trees on site and woodland beyond the site boundary. Further north-south gaps also exist between the remaining houses. Permitted development rights would be removed to ensure that the design intent of retaining a sense of openness and views through the site is maintained.

7.14 The massing of the houses facing Copse Hill will be consistent with that of the houses under construction on the adjoining Firs site, with two storey massing plus accommodation within the roofspace lit by dormers to the road frontage, with a lower ground floor on the rear elevation. The more traditional design approach to the Copse Hill frontage, with a more contemporary one to the houses on the edge of the MOL, and within the centre of the site are considered acceptable based on the quality of materials and design indicated on the plans, and conditions will be attached to ensure that this translates to the finished scheme.

7.15 The Design Review Panel’s comments on the scheme in July 2012, just prior to its submission, are set out at para.5.13. The panel were generally supportive of the scheme. Although they gave it an amber verdict, they advised that there were no fundamental problems, but that a few areas needed attention, and if these were successfully resolved, the proposal would warrant a green verdict. A number of changes have been made to address the points raised which are as follows – (i) a footpath link is not provided between the cul-de-sac element and the and the path between Copse Hill and Cottenham Park Road on the adjoining site, and cannot be accommodated in relation to the approved layout on that site, however, additional footpath links are now proposed by the applicant within the adjacent MOL land being transferred to the Council which will create a linking circular east-west route, which is one of the elements being sought by the Morley Park Trust, and which will improve permeability. This would be secured through a variation to the existing Atkinson Morley legal agreement in respect of works to be carried out prior to transfer to the Council, (ii) the servicing arrangements have been refined, with the position of the entrance gates adjusted and tracking diagrams provided to demonstrate that a

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refuse vehicle and other large vehicles can satisfactorily manoeuvre at the bottom of the access road, (iii) the route from the bus stop down to the ecological area has been both increased in width and adjusted to follow a legible and logical line, which is clearly demarcated. Additional land has been added to that being transferred to the Council as a consequence of the previous Atkinson Morley application, which made the adjustment in the line of the route to make it more legible feasible.

7.16 Trees/LandscapingPolicy NE.11 Trees; Protection, a retained UDP policy, does not permit development if it would result in the loss or damage to trees protected by a Tree Preservation Order or within a Conservation Area except where necessary in the interests of good arboricultural practice or the reason for development outweighs the amenity value of the tree. Policy CS13 in the Core Planning Strategy is similarly protective of trees with amenity value. The trees within the site are subject to Tree Preservation order 366 of 2003 & 376 of 2004. A tree survey report and arboricultural assessment report was submitted with the planning application. This advises that there are 2 category A trees and 3 category B trees amongst the trees surveyed, with the remainder assessed as C or U. Four of the A and B category trees form part of a linear group running north –south close to the southern site boundary. These are all to be retained. Whilst there are some tree losses, the main trees along the Copse Hill boundary, with the exception of a C category tree at the point of access for houses P02 and P03, which is a street tree which the Highways Tree officer has agreed can be removed subject to a satisfactory replacement.

7.17 Following a number of amendments to the proposed development, including revisions to the positioning of houses P01 and P07 in relation to adjoining trees and changes to the proposed drainage runs for houses P07 and P08, the Council’s Landscape Design Officer has no objection to the proposals. This is subject to satisfactory replacement tree planting of a suitable size, in particular on the street frontage and to the front and left hand boundary of House P06 and the left hand boundary of House P01. Suitable tree protection, supervision of works and landscaping conditions would be required including conditions relating to boundary treatments and drainage/service runs.

7.18 ArchaeologyAn archaeological assessment has been submitted by Museum of London Archaeology as part of the application, who conclude that in light of the site’s generally low potential to contain archaeological remains of high significance , it is unlikely that any preliminary archaeological investigation would be required. English Heritage have agreed that no further archaeological work is necessary.

7.19 In summary, the proposed development is considered to be of an appropriately high quality design, maintains the key characteristics of the Conservation Area, and is acceptable in relation to impact on trees.

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It is considered to preserve and enhance the character of the Copse Hill Conservation Area, in accordance with retained Policy BE.1 of the UDP and Policy C14 of the Core Planning Strategy.

7.20 Impact on MOL7.20.1 Part of the application site is within land designated as Metropolitan

Open Land (MOL), which is the urban equivalent of Green Belt. Originally, the application site contained a bigger parcel of MOL but there have been amendments to the application site boundary since its submission which now excludes 2 areas, although proposals for their use and treatment still form part of the considerations in relation to this application as will be detailed below.

7.20.2 The parcel of land still within the application site is a rectangle of land on the northern part of the western site boundary, sitting between the bus turning facility to the north and the woodland to the south. It forms part of a larger rectangle of MOL that creates a physical and visual connection between the road along Copse Hill and the much bigger parcel of MOL woodland and open space which were the former Atkinson Morley Hospital sports grounds, and which is to be transferred into public ownership as part of the legal agreement for the redevelopment of the former Atkinson Morley hospital and Firs sites.

7.20.3 The larger MOL rectangle connecting Copse Hill to the open space contains an access road that originally led into both the Wolfson site and the garaging to the rear of the former Firs flatted accommodation. To the west of the access road, instead of being part of the amenity space for the flats on The Firs, it is now part of the side gardens of two of the new houses being constructed on The Firs, with permitted development rights removed and a condition requiring the retention of a green boundary treatment and soft landscaping in this area. To the east of the access road, it is part bus turning area, part soft landscaping forming the front curtilage of the Wolfson Centre and part hardstanding associated with the Wolfson Centre. Although the actual buildings which make up the existing vacant Wolfson Centre all sit to the east of the line of the Metropolitan Open Land and open space designation within the Proposals Map of the UDP, parts of its associated structures and hard landscaping lie within it. A concrete access ramp sits within the MOL on the southern boundary, a narrow strip of hardsurfaced area runs up from the ramp along part of the western boundary, with a larger rectangular hard surfaced area served from the existing access road further up this boundary.

7.20.4 There are a number of policies within the UDP, Core Strategy, London Plan and NPPF which apply to the MOL that forms part of the application site. Policy L1 of the UDP promotes and encourages informal recreation on areas of open land where there is no unacceptable conflict with nature conservation and the necessary provision of formal sports facilities, encourages the opening up of private open land for public access and informal recreation and

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encourages walking and cycling as part of proposals related to open land, Policy L5 resists development on urban green space. Policy CS13 seeks to enhance the Borough’s public and private open spaces including MOL, improve access to open space and nature conservation by sustainable forms of transport, expects development to incorporate and maintain appropriate elements of open space and landscape features such as trees, improve opportunities for the public to experience nature by enhancing biodiversity, encouraging green links and corridors and refusing development that has a significant adverse impact on protected or priority species and priority habitats, demonstrate that development will not adversely affect the nature conservation values of designated Sites of Importance for Nature Conservation, safeguard recreational and sporting facilities, require where appropriate, development to integrate new or enhanced habitat or design and landscaping that encourages biodiversity.

7.20.5 In relation to its MOL status specifically, the NPPF, UDP policy NE.1, London Plan Policy 7.17 and CS13 all seeks to resist inappropriate development within the MOL and retain its openness. Although the NPPF only makes reference to Green Belts and not MOL, MOL is generally deemed similar to Green Belts in the metropolitan context. It advises that once Green Belts have been defined, l.p.a.’s should plan positively to enhance the beneficial use of the Green Belt, such as looking for opportunities to provide access, to provide opportunities for outdoor sport and recreation, to retain and enhance landscapes, visual amenity and biodiversity, or to improve damaged and derelict land. The Green Belt guidance in NPPF states that there is a general presumption against inappropriate development and such development should not be approved except in very special circumstances.

7.20.6 The following proposals form part of the application in respect of the impact on MOL

� The concrete ramp on the southern boundary and additional hard surfacing connected to it along the western boundary is now excluded from the application site and the MOL/SINC boundary is contiguous with the proposed garden boundary of House P06. The ramp and hardsurfacing will be broken out and the area will be landscaped with planting compatible with the adjoining woodland and the SINC of which it forms part, prior to transfer to the Council as part of the larger parcel of MOL land. The legal agreement for Atkinson Morley will be varied accordingly.

� The rectangular hard surfaced parcel of land south of the proposed spur from the access road to serve the new houses is now excluded from the application site. The hard landscaping will be broken out and the area re-landscaped with planting compatible with the adjoining MOL woodland and the SINC, of which it forms part. It will be transferred into public ownership after the works have taken place, as part of the wider land transfer. The legal agreement for Atkinson Morley will be varied accordingly.

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� As part of the adjoining Atkinson Morley/Firs planning permission, a 0.9m wide footpath on the western side of the access road was to provide a permissive route through to a path leading into the ecological area forming part of the land transfer to the Council. It is now proposed to substitute this with an avenue of trees on the western side of the access road and a 4m wide footpath and tree lined landscape strip, which will link with a re-aligned entrance point on the eastern side of the access road. The re-alignment to follow a straight line down into the ecological area, with surface materials delineating the route as it crosses the spur road leading to the new houses, is made possible by the proposed transfer of land south of the access into the new development into public ownership. This route will be secured through a new legal agreement. Details of the boundary treatment /gates at the entrance into the ecological area would also be secured by condition and in the legal agreement.

� Additional routes through the MOL land to be transferred to the Council would be provided to improve accessibility and permeability. The direct stepped route down into the open ecological area would still be provided as previously agreed and in addition, an informal route would be cleared along an agreed line running north to south through the woodland as a step free alternative. In addition, a new hoggin footpath along the line of an approved drainage run would be provided running west to east, linking the ecological area to the north/south footpath running through the former hospital site. These new routes would be secured through a variation to the Atkinson Morley legal agreement.

� The approximately 11m wide strip of land to the east of the proposed 4m path down into the ecological area which would form part of the rear garden of House P01 would have a green hedge boundary and permitted development rights would be removed for any outbuildings, extensions, fences, walls and hardstanding within this area.

7.20.7 Objections have been raised by Morley Park Trust and Wimbledon society to the inclusion of part of the MOL designated land within the residential curtilage of house P01. The land in question is currently within the private front curtilage of the Wolfson Centre. This section of MOL has never had a public or recreational use and does not form part of the wider sports grounds but does form part of an open visual link with the open space beyond. There has always been a north-south access road serving the Firs and the Wolfson centre in this part of the MOL and it has been utilised as an access road for the new development on The Firs. The spur leading into the proposed new development from the access road is largely laid to tarmac at present, providing access to a hardstanding area adjacent to the Wolfson buildings and any impact on openness is offset by the breaking up of this hardstanding on adjoining land to the south with new landscaping and transfer to public ownership.

7.20.8 No built development is proposed within the part of the MOL forming part of the curtilage of House P01. The proposed house sits further into the site than the building it replaces and there would only be a green

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hedge treatment to the boundary with wire and post behind, and permitted development rights would be removed in order to provide control over extensions and outbuildings within this area. This is the same as the approach taken on the Firs site to the west of the approach road, except that a 4m strip of land to provide a suitable approach into the ecological area with room for both a path and tree planting has now also been secured. There would therefore be an avenue of trees lining both sides of the access road. There would be a gap of 31m between the walls of the nearest houses on the Firs and Wolfson Centre sites each side of the existing access road. Both the visual link with the MOL beyond would be maintained as well as an improved physical route being provided into the ecological area.

7.20.9 The Green Spaces Manager has no objections to either the pedestrian route along the access road or the additional new routes and their type of surfacing within the MOL to be transferred. His view is that the entrance into the ecological area is not a main entrance and should have a low key treatment. The main entrances are through the Atkinson Morley site and from Cottenham Park Road, on the well established north/south route which will provide combined cycle/pedestrian access on a re-surfaced path. The route down into the ecological area from The Firs access road did not form part of the originally approved applications for the Atkinson Morley/Firs site but a permissive route was added in this location as part of the latest permission which is now being implemented to provide a secondary entrance. A stepped route down into the ecological area was always shown on the approved plans and the details of the steps were subsequently approved. This is the most direct route down into the ecological area and there will be a desire line in this direction. Steps were incorporated because of the steep gradient – a ramp would have taken out a large swathe of woodland. A further informal path is now proposed in addition to the stepped access through the woodland, linking to the new east-west route from the main cycle/pedestrian route and the ecological area, which provides an additional recreational route.

7.20.10 The proposals for the land parcels to the west and south of House p06 meet a number of the aims set out in the NPPF and the Council’s own policies by enhancing the landscape and biodiversity, improving damaged land and bringing a parcel of currently private land into public ownership. The proposals for the new footpath link as well as new routes within the main MOL land parcel provides improved permeability, a new recreational route and greater access to nature as well as enhancing visual amenity. The direct impact upon the MOL is considered to be positive with a number of clear benefits arising from the proposals as a whole which meet with Council policy aims.

7.20.11 Impact of New Houses on the MOL – Policy NE2 permits development in proximity to the MOL if its visual amenities are not likely to be injured. Careful thought has gone into the massing of houses P07 and P08, which are no closer to the boundary with the MOL than the

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existing Wolfson buildings and are set down into the site to appear no more than 2-storey from outside the site with a lightweight inset roof level incorporating a large roof terrace, similar to the approach taken for the houses on land adjoining the MOL behind the Atkinson Morley hospital building. House P06 is set over 11m further back from the southern boundary than the existing Wolfson Centre 3-storey building and is also set in further from the western boundary. A significant amount of building and hardstanding footprint will become garden area in addition to the new landscaping proposed outside the garden boundary on both western and southern boundaries. House P01 is also set further into the site than existing buildings and there will again be less of a building footprint in this area and more soft landscaping. The impact on the setting of the MOL is considered to be positive and accords with policy NE2.

7.21 Ecology/Nature Conservation/SINC

7.21.1 Policy CS13 advises that the Council will refuse development that has a significant adverse effect on the population or conservation status of protected or priority species and priority habitats, and will require any development proposals likely to affect a Site of Importance for Nature Conservation to demonstrate that it will not adversely affect the conservation values of the site. The woodland blocks to the west and south of the site are designated as a SINC.

7.21.2 Natural England raises no objections to the proposal. The site itself has been assessed as having a negligible biodiversity value, mainly consisting of buildings and hardstanding with some peripheral vegetation and a high proportion of non-native species. The more valuable semi-mature trees are to be retained , there will be a significant increased areas of soft landscaping and native species will be used wherever appropriate.

7.21.3 It is intended to remove areas of hardstanding and a concrete ramp structure that sits within the SINC, provide suitable new planting and transfer them into public ownership to be appropriately managed. These areas have no value for the SINC at present and this would therefore enhance ecological value.

7. 22 Impact on Neighbour AmenityThe proposed houses would have no adverse impact on neighbouring properties. They are set at a suitable distance from the new housing approved on the adjoining former Atkinson Morley and Firs sites to the east and west, are set well back from the Copse Hill frontage and are have a suitable massing in relation to housing opposite and have no residential neighbours to the south.

7.22 Traffic/ Highways/Sustainable Transport Following provision of additional tracking information, showing that servicing and delivery vehicles had adequate manoeuvring space, there are no objections to the proposals on highways grounds subject to the

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imposition of suitable conditions. A clear pedestrian route links the site to the adjacent bus stop and the additional routes enhance access to and through the adjacent MOL land to be transferred into public ownership.

7.23 Standard of accommodation7.23.1 The proposed residential units all meet the London Plan standards in

terms of GIA. Gardens are all well in excess of the required minimum 50 square metres and all houses have good standards of light and outlook.

7.24 Sustainability/EIA Requirements

7.24.1 Code for Sustainable HomesThe new houses and flats have been designed to meet Code Level 4 of the Code for Sustainable Homes, as required by Policy CS15 of the Core Strategy. A range of measures have been adopted in the building fabric and services design to reduce the energy demand of the scheme and photovoltaic panels will be used to provide renewable energy.

7.24.2 Sustainable Urban Drainage System Policy 4A.14 of the London Plan seeks to ensure that surface-water run- off is managed as close to its source as possible and in accordance with a hierarchy that commences with rainwater storage, infiltration techniques such as porous surfaces in non-clay areas , attenuation in ponds for gradual release, before moving onto tank storage and direct release to watercourses and drains. Policy CS16 also encourages the use of SUDS as does the Planning Brief.

7.24.3 A drainage strategy has been submitted which will provide sustainable drainage without a need to increase the size of the attenuation pond serving the former Atkinson Morley and Firs sites. This includes provision of water butts for all houses, tanked porous paving for the access road and parking areas, small paved areas being shed into garden and landscape spaces, and a linear engineered storage tank under the access road providing 97 cubic metres of storage. The Environment agency have raised no objections to the proposals.

7.24.4 The development falls within Schedule 2 in relation to the EIA Regulations as it falls within category 10 (b), ‘urban development project’ with a site area in excess of 0.5 hectares. It is not considered that it is EIA development and a screening opinion has been issued to this effect.

7.25 S.106 Heads of Terms 7.26 The Council has had regard to the requirement that any obligation

meets the tests of being directly related to the development, necessary to make it acceptable and fairly and reasonably related in scale and kind to the development.

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7.27 To meet with the requirements of Policy CS9, the site will be required to deliver a financial contribution the equivalent of 20% affordable housing with a 60/40 social rented and intermediate split based on the Council’s methodology for deriving the amount payable, and for which a calculation has been provided by the applicant, based on 3 estate agents’ valuations, and accepted by the Council. This equates to a sum of £2.286 million

7.28 An education contribution will also be required due to the shortfall in places across the Borough. Using the Council’s formula in relation to the size and number of residential units proposed, a contribution of £83,997

7.29 A clause will be required to ensure that the route down to the ecological area remains publicly available, and for the timing of provision of the Tincluding gates

7.30 A £40k community facilities contribution will also be required to be used for projects within an agreed radius of the site

7.31 In addition a variation of the terms of the original Atkinson Morley s106 will also be required in relation to

(i) additional works to break out structures to the west and south of house P06 and transfer of land to the Council following re-landscaping

(ii) provision of additional north-south and east-west routes through the MOL prior to transfer

7.32 Local Financial ConsiderationsThe proposal would be liable for the Mayor of London’s Community Infrastructure Levy, the funds for which will be applied towards the Crossrail project. The Community Infrastructure Levy amount is non-negotiable.

8.0 CONCLUSION The proposed low density housing development would maintain important views through to open space and woodland by a major reduction in the footprint of buildings and hardstanding across the site, and creation of views between new buildings as well as maintenance of the important gap on MOL land on the western site boundary. The design is of an appropriate quality and important mature trees are retained. It is considered that the character of the Copse Hill Conservation Area is preserved and enhanced. The inclusion of part of the MOL as garden land for one of the plots is not considered to prejudice its open character subject to suitable controls over boundary treatment and garden structures. The provision of a 4m wide tree lined avenue down to the ecological area as well as transfer to public ownership of additional land contiguous with the already approved MOL land transfer forming part of the Atkinson Morley S106 (including removal of built structures from within the MOL/SINC and re-

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landscaping) is welcomed. The proposal also brings significant benefits in relation to the Council’s affordable housing policy.

9.0 RECOMMENDATION

(1)GRANT PLANNING PERMISSION subject to planning conditions, the completion of a s.106 Agreement, and variation of the existing Atkinson Morley legal agreement, covering the following heads of terms:

Wolfson Centre s.106 1) provision of 20% affordable housing in the form of a financial

contribution of £2.286 million 2) education contribution of £83,997 3) route down to the ecological area to remains publicly available, and

the timing of its provision as well as gatesand treatment of northern boundary 4)community facilities contribution to be used for projects within an agreed radius of the site of £40k 5) entering into of required s278 and s.38 highway agreements 6) payment of Council’s legal and monitoring costs

Variation to Atkinson Morley S.106 In addition a variation of the terms of the original Atkinson Morley s106

will also be required in relation to (i) additional works to break out structures to the west and south of

house P06 and transfer of land to the Council following re-landscaping (ii) provision of additional north-south and east-west routes through the

MOL prior to transfer (iii) payment of Council’s legal costs

And the following conditions: (revisions/additions to conditions may follow in the Modifications sheet)

1. Commencement of development within 3 years of permission 2. Notwithstanding the details shown on the approved plans, full details of

the footpath route and landscaped strip (which shall be a minimum 4m in width) linking Copse Hill to the ecological area, including northern boundary treatment and gates, shall be submitted to and approved by the lpa prior to its provision/construction

3. The development shall be carried out in accordance with approved drawing no.s ......

4. D11 Construction times (No demolition or construction works or ancillary activities such as deliveries before 8am or after 6pm Mon-Fri, before 8am or after 1pm Sat and at no time on Sundays or Bank Holidays

5. H10 Construction Vehicles, washdown facilities etc, dust control (demolition and construction)

6. M1 Contaminated Land Site Investigation (phased basis) 7. M2 Contaminated Land –Remedial measures 8. M3 Contaminated Land – remedial report (phased basis)

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9. MOL protection measures 10. Notwithstanding the provisions of the Town and Country Planning

General Permitted Development Order 1995 (as amended) no buildings, extensions, or alterations permitted by Part 1 Classes A, B, C, D, E and F shall be permitted without the prior written consent of the lpa

11. Soft landscaping details (species, density, size at planting) - carried out prior to first occupation

12. Under the tree planting details required by condition x, semi-mature specimens shall be provided to the Copse Hill frontage and within the gardens of houses x any y

13. Under the landscaping and boundary details submission required by conditions x and y, the treatment of that part of the garden area of house P01 which lies within the MOL shall be designed to maintain the green character of the approach to the ecological area, avoiding harsh boundary treatments

14. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 (as amended) no changes to the boundary treatment to plot P01 permitted by Part 2, Class A or to the extent of hard surfacing shall be permitted without the prior approval of the l.p.a.

15. Soft felling 16. F5 – Tree Protection Plan and Arboricultural Method Statement (

phased)17. F7 – Notification of Start (phase) 18. F8 - Site supervision (Trees): No works or development shall

commence until a scheme of supervision for the arboricultural protection measures required by condition 18 has been approved in writing by the LPA. This scheme will be appropriate to the scale and duration of the works and will include details of:

a) Induction and personnel awareness of arboricultural matters b) Identification of individual responsibilities and key personnel c) Statement of delegated powers d) Timing and methods of site visiting and record keeping,

including updates e) Procedures for dealing with variations and incidents f) The scheme of supervision will be carried out as agreed g) The scheme of supervision will be administered by a qualified

arboriculturist instructed by the applicant and approved by the LPA.

19. Design of foundations (trees) 20. Utility and Service Routes(trees) 21. B6 – Levels 22. Full details of hard landscaping prior to commencement of hard

landscape works to accord with drainage strategy 23. Drainage strategy to be implemented 24. Full details of boundary treatments, maximising use of hedges with post

and wire/railing where possible and taking account of the need to avoid disturbance and damage to root protection areas,

25. B1 – External materials

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26. L2 Code for Sustainable Homes Level 4 pre-commencement 27. L3 CSH Pre-occupation 28. J1 Lifetime Homes. Details to demonstrate compliance within each

phase prior to commencement and implemented prior to first occupation

29. Removal of pd rights within MOL for Part 2, Class a construction of gate, wall or means of enclosure

30. Parking provision 31. Vehicular accesses 32. Full details of lighting shall be submitted to and approved by the lpa

prior to commencement of that phase and shall be provided in accordance with the approved details

33. Tree works/site clearance outside bird breeding season (march-aug) 34. Details of bird nest boxes and bat boxes 35. Details of and provision of water butts

(2) GRANT Conservation Area Consent subject to the following conditions

1. Time Limit (commencement) 2. Hours of working 3. Tree protection 4. MOL protection 5. Demolition construction management

91

This

map

is b

ased

on

Ord

nanc

e S

urve

y m

ater

ial w

ithth

e pe

rmis

sion

of O

rdna

nce

Sur

vey

on b

ehal

f of H

MS

O.

Una

utho

rised

repr

oduc

tion

infri

nges

Cro

wn

Cop

yrig

htan

d m

ay le

ad to

pro

secu

tion

or C

ivil

proc

edin

gs.

Lond

on B

orou

gh o

f Mer

ton

1000

1925

9. 2

012.

Wol

fson

Cen

treS

cale

1/2

500

Dat

e 27

/11/

2012

Lond

on B

orou

gh o

f Mer

ton

100

Lond

on R

oad

Mor

den

Sur

rey

SM

4 5D

XC

opse

Hill

DE

VE

LOP

ME

NT

CO

NTR

OL

92

93

94

95

96

97

98

99

100

28

Scale

Site

Sec

�on

A-A

Sec�

on B

-B -

Cops

e Hi

ll Stre

et E

leva

�on

BB

AAN

P.02

P.05

P.07

P.03

P.02

P.01

Cons

ente

d Bl

ock

D

101

Form

er W

olfs

on C

entr

e, C

opse

Hill

29

Appearance

The

trad

i�on

al h

ouse

s tak

e cl

ues f

rom

the

orig

inal

Atk

inso

n M

orle

y hos

pita

l bui

ldin

g w

hich

was

cons

truc

ted

in 1

869.

The

us

e of

Lon

don

stoc

k br

icks

with

flem

ish b

ond

and

eleg

antly

pr

opor

�one

d sli

ding

sas

h w

indo

ws,

the

roo

f fo

rm u

sing

a br

ick

para

pet w

all w

ith sl

ate

roof

beh

ind

and

ston

e de

taili

ng

for t

he si

lls a

nd e

ntra

nce

porc

hes a

re k

ey re

fere

nces

.

The

scal

e an

d tr

adi�

onal

app

roac

h re

flect

not

onl

y th

e pr

edom

inan

t st

yle

on C

opse

Hill

but

also

tha

t of

the

m

aste

rpla

n cu

rren

tly u

nder

dev

elop

men

t.

Mat

eria

l Key

A - B

uff B

rick

B - S

tone

Por

chC

- Sla

te R

oofin

gD

- Tim

ber S

ash

Win

dow

sE

- Met

al C

ladd

ing

to D

orm

er W

indo

ws

Hous

e P.

02 a

nd P.

03, C

opse

Hill

ele

va�o

n

Pers

pec�

ve V

iew

of H

ouse

s P.0

2 an

d P.

03 F

rom

Cop

se H

ill

CE

BD

A

102

30

Appearance

The

cont

empo

rary

hou

ses u

se a

sim

ple

pale

�e o

f tw

o to

nes

of s

tone

with

zin

c fe

atur

es a

nd a

set

-bac

k gl

azed

top

floor

. Ag

ain

the

prop

or�o

n of

the

fene

stra

�on

has

been

car

eful

ly

cons

ider

ed y

et r

athe

r th

an b

eing

sym

met

rical

fol

low

s th

e fu

nc�o

n of

the

roo

ms

they

ser

ve.

Smal

ler

win

dow

s to

se

rve

bedr

oom

s to

cre

ate

priv

acy

and

wal

l spa

ce fo

r be

ds

and

war

drob

es a

nd f

ull

wid

th w

indo

ws

to l

ivin

g sp

aces

co

nnec

�ng

to g

arde

ns,

balc

onie

s an

d ro

of t

erra

ces.

The

fir

st fl

oor

balc

onie

s w

ith th

eir

side

scre

ens

and

roof

s ar

e a

refe

renc

e to

the

Atki

nson

Mor

ley

first

floo

r ver

anda

s whe

re

pa�e

nts c

ould

enj

oy th

e so

uthe

rly a

spec

t.

Mat

eria

l Key

F - S

tone

Pan

els

G - Z

inc

Clad

ding

H - A

llum

iniu

m W

indo

ws

J - F

ram

eles

s Gla

zed

Balu

stra

des

K - M

etal

Roo

f Trim

s

K H

HF

G

H

JK H G

GJ

Hous

e P.

07 a

nd P.

08, n

orth

ele

va�o

n

Pers

pec�

ve v

iew

of P

.04

and

P.05

, sou

th e

leva

�on

103

Form

er W

olfs

on C

entr

e, C

opse

Hill

31

Appearance

This

hous

e us

es a

trad

i�on

al p

ale�

e of

mat

eria

ls an

d de

tails

. Th

e br

ick

and

slate

will

be

sele

cted

to a

ccor

d w

ith th

e br

ick

of th

e ad

jace

nt A

tkin

son

Mor

ley

Hosp

ital s

ite a

nd p

rese

nt a

un

ified

app

eara

nce

alon

g th

e Co

pse

Hill

stre

et fr

onta

ge.

The

nort

h el

eva�

on is

the

prin

cipl

e el

eva�

on a

nd fa

ces

di-

rect

ly o

nto

Cops

e Hi

ll. T

his f

ront

age

uses

a sy

mm

etry

cent

red

on th

e en

tran

ce p

orch

that

is o

nly

brok

en to

acc

omm

odat

e th

e in

tegr

al g

arag

e. T

he p

orch

is fa

ced

in a

ligh

t co

lour

ed

ston

e to

mat

ch th

e st

ring

cour

sing

and

win

dow

surr

ound

s.

The

rear

and

sid

e el

eva�

ons

use

a m

ore

rest

rain

ed a

rchi

-te

ctur

al la

ngua

ge w

ithou

t sto

ne su

rrou

nds t

o th

e op

enin

gs,

whi

le th

e st

ring

cour

sing

runs

aro

und

the

en�r

e ho

use

so to

br

eak

up th

e he

ight

of t

he th

ree

and

half

stor

ey re

ar (s

outh

) el

eva�

on.

Sout

h El

eva�

onNo

rth

Elev

a�on

East

Ele

va�o

nW

est E

leva

�on

Hous

e P.0

3 el

eva�

ons

104

32

Appearance

Hous

e 7

is sit

uate

d op

posit

e Ho

use

5 an

d is

also

des

igne

d in

con

tem

pora

ry s

tyle

usin

g th

e sa

me

pale

�e o

f sto

ne z

inc

and

glas

s. T

his h

ouse

is tw

o fu

ll st

orie

s plu

s a se

t bac

k th

ird

stor

ey a

t the

str

eet f

ront

and

the

fene

stra

�on

is ve

r�ca

l in

emph

asis.

The

dar

ker s

hade

of s

tone

is fo

rms a

regu

lar p

anel

w

ithin

the

light

er s

tone

in w

hich

the

win

dow

ope

ning

s ar

e lo

cate

d, w

hile

the

low

er g

roun

d flo

or i

s fa

ced

in a

pal

e,

smoo

th fa

ced

bric

k.

Like

the

oth

er c

onte

mpo

rary

hou

ses

the

top

floor

is

set

back

to

crea

te r

oof

terr

ace

that

enj

oys

the

sout

herly

as

pect

tow

ards

the

met

ropo

litan

ope

n la

nd. T

his

floor

is o

f lig

htw

eigh

t con

stru

c�on

and

gla

zed

or c

lad

in b

ack-

pain

ted

glas

s whe

re a

ppro

pria

te fo

r priv

acy.

Hous

e P.0

7 el

eva�

ons

Sout

h El

eva�

onNo

rth

Elev

a�on

East

Ele

va�o

nW

est E

leva

�on

105

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106