Earls Court. Reserved Matters Application Royal Borough of Kensington & Chelsea. Development Specification December 2013

Transcription

1 Earls Court Reserved Matters Application Royal Borough of Kensington & Chelsea Development Specification December 2013 Prepared for EC Properties Ltd by DP9

2 EARLS COURT DEVELOPMENT SPECIFICATION Prepared by DP9 On behalf of EC Properties Ltd December 2013

3 CONTENTS 1. Introduction 2. Content of the Submissions 3. The Reserved Matters Proposals 4. Non-material Amendments 5. Extended Basement Planning Application 6. West Brompton Village Planning Application EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

4 1. INTRODUCTION 1.1 This Development Specification has been prepared by DP9 on behalf of EC Properties Ltd (the Applicant). It describes and explains various planning submissions made by the Applicant, with a particular focus on the first package of reserved matters. 1.2 On 14 November 2013 the Royal Borough of Kensington & Chelsea ( RBKC ) and the London Borough of Hammersmith and Fulham ( LBHF ) issued outline planning permissions for the redevelopment of the Earls Court Site (refer to the Development Parcel Plan at Appendix A for the site boundary). The outline planning permission (ref. PP/11/01937) issued by RBKC is referred to herein as Outline Planning Permission 1 (OPP 1). The outline planning permission (ref. 2011/02001/OUT) issued by LBHF is referred to as Outline Planning Permission 2 (OPP 2). 1.3 The description of development approved by the Decision Notices for OPP 1 and OPP 2 is as follows: OPP 1: Demolition and alteration of existing buildings and structures and the comprehensive redevelopment of the site including new open space, vehicular and pedestrian accesses and routes and a mixed use development comprising buildings to accommodate residential use (Class C3), office use (Class B1), retail use (Classes A1-A5), hotel and serviced apartments uses (Class C1), education, health, community, culture and leisure use (Class D) below ground ancillary space (including parking/plant /servicing), vehicle parking and associated highways alterations, structures for decking over existing rail lines and tunnels, waste and utilities, enabling works including related temporary works including construction of an access road and structures and other works incidental to the development. OPP 2: Demolition and alteration of existing buildings and structures and the comprehensive redevelopment of the site including new open space, vehicular and pedestrian accesses and routes and a mixed use development comprising buildings to accommodate residential use (Class C3); office (Class B1); retail (Classes A1-5); hotel and serviced apartments (Class C1); leisure (Class D2), private hospital (Class C2); Education/Health/Community/Culture (Class D1); below ground ancillary space (parking/plant/servicing etc). Replacement of the existing London Underground depot at Lillie Bridge with new depot, vehicle parking and associated highways alterations, structures for decking over existing rail lines and tunnels, waste and utilities, enabling works including related temporary works and structures and other works incidental to the development. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

5 1.4 The combination of OPP 1 and OPP 2 establish the comprehensive Masterplan and scheme of redevelopment for the Earls Court Site. Both outline permissions largely reserve detailed design for approval at a subsequent stage (with the exception of certain parcels within OPP 1 (parcels WV01, WV03 and WV05) and contain specific planning conditions requiring the approval of reserved matters for layout, scale, appearance and landscaping. 1.5 The OPP 1 and OPP 2 comprise a suite of approved documents, including Parameter Plans and Mandatory Design Guidelines. In combination, these provide the design rules and requirements by which reserved matters applications will come forward. The documents cover a range of design topics and, in particular, control the maximum and minimum height, width and length of development; the location, size and role of principal open space areas; the hierarchy and geometry of routes; the maximum below ground / basement space; aspects of architectural and landscape design. 1.6 A Development Parcel Plan (ref. ECM14-PA B) is attached to both OPP 1 and OPP 2 and divides the Site into a series of parcels for the purpose of, inter alia, the structure of reserved matters submissions. A copy of the Development Parcel Plan is attached at Appendix A for ease of reference. 1.7 The Applicant has now developed the detailed design for a number of the Development Parcels to be implemented within the early phases of the development. These Development Parcels are located within both RBKC and LBHF and relate to both OPP 1 and OPP The first package of reserved matters applications covers the following Development Parcels (a plan showing the boundary of this first package of reserved matters is attached at Appendix B): In respect of OPP 1, reserved matters have been submitted by the Applicant for the following Parcels: WV02 (part), WV04-1 (part), WV04-2 (part), WV04-3 (part), WV06-1, WV06-2, WV06-3, LP-1 (part), LP-2, LP-3 (part), LP-4 (part), LP-5, LP-7, LP-9 (part) and LP-10. In respect of OPP 2, reserved matters have been submitted by the Applicant for the following Parcels: BW05-1, BW05-2, BW07-2, BW07-3, LP-4 (part), LP-6, LP-9 (part). 1.9 The reserved matters submitted for all the Development Parcels above relate to layout, scale, appearance and landscaping. The exception to this is part of Development Parcel WV02, where the details submitted relate to layout and landscaping only. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

6 1.10 The reserved matters relating to the Development Parcels listed above are referred to throughout this document and other submission documents submitted in support of the applications as the first package of reserved matters submissions This Development Specification forms part of reserved matters applications submitted to both RBKC and LBHF pursuant to the relevant planning conditions attached to both OPP 1 and OPP 2. It is also submitted in support of a number of other planning submissions, as explained in Section 2, comprising: Two non-material amendment applications under Section 96A of the Town and Country Planning Act 1990 for non-material amendments; one to OPP 1 (submitted to RBKC) and OPP 2 (submitted to LBHF). A full detailed planning application for an extension to the basement in the location of Development Parcels WV04-1, WV04-2 and WV04-3 submitted to RBKC (see red line boundary plan attached at Appendix C). A full detailed planning application for the redevelopment of the site known as West Brompton Village submitted to RBKC and LBHF (see red line boundary plan attached at Appendix D). EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

7 2. CONTENT OF THE SUBMISSIONS 2.1 This Section provides an overview of the various planning submissions made by the Applicant. The submissions comprise a suite of material for approval and supporting explanatory documents. The submissions explained in this Section are: Documents supporting the first package of reserved matters applications pursuant to OPP 1 and OPP 2 (submitted to RBKC and LBHF); Two non-material amendment applications under Section 96A of the Town and Country Planning Act 1990 for non-material amendments; one to OPP 1 (submitted to RBKC) and OPP 2 (submitted to LBHF); A full detailed planning application for an extension to the basement in the location of Development Parcels WV04-1, WV04-2 and WV04-3 submitted to RBKC; and A full detailed planning application for the site known as West Brompton Village submitted to RBKC and LBHF. Content of the First Package of Reserved Matters Submissions: 2.2 The content of the first package of reserved matters submissions is provided in Table 2.1 below. Other than the covering letters, application form, CIL form, redline application boundary drawing and schedule of drawings submitted to each Authority, the same umbrella (overarching) supporting documents have been submitted to both RBKC and LBHF. Document Purpose Separate or Overarching Covering Letter To introduce and explain the purpose and structure of the submission Separate Application Forms As per statutory requirements Separate CIL Forms As per statutory requirements Separate Planning Application Fee As per statutory requirements Separate Red Line Plan Drawings for approval To confirm the Development Parcels subject to the applications Including proposed layout plans, floorplans, elevations, sections, boundary plans and landscape plans. To provide details of the scheme previously reserved, including layout, scale, appearance and landscaping Separate Separate EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

8 Schedule of Drawings Development Specification, including a Phasing Reconciliation Statement Statement of Community Involvement Design and Access Statement The comprehensive list of all drawings submitted for approval This document. To confirm that a number of the requirements relevant to reserved matters as imposed by various Conditions and the Section 106 Agreement have been complied with To describe and confirm how the proposals have been discussed with key local stakeholders in advance of submission To fully describe all aspects of the detailed design and to provide an assessment of the proposals against the Mandatory Design Guidelines Separate Overarching Overarching Overarching Flood Management Plan To meet the requirements of OPP 1 condition 21 and OPP 2 condition 23 Overarching Internal Daylight, Sunlight and Overshadowing Report Wind Report Noise Maps Daylight and Sunlight Assessment (Interim Effects on Estate Buildings) To assess the internal standard of the residential accommodation against BRE guidelines To confirm that the detailed design of the buildings has an acceptable impact on wind conditions. To confirm that the detailed design of the buildings is acceptable in terms of anticipated noise conditions. To ascertain if it is likely that there would be a significant Daylight or Sunlight impact caused to the existing Estate buildings that are located within the curtilage of the wider Earls Court Site. Overarching Overarching Overarching Overarching Table Documents supporting the Reserved Matters applications Content of the Non-material amendment applications 2.3 Section 96A Applications in relation to non-material amendments to each of OPP 1 and OPP 2 have been prepared and submitted to seek consent for non-material amendments to OPP 1 and OPP 2. This includes amendments to the approved Parameter Plans and consequential amendments to the Mandatory Design Guidelines. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

9 2.4 The content of each of these submissions is outlined in Table 2.2 below. Document Covering Letter Non-material Amendment Forms Planning Application Fee Revised parameter plans for approval (and accompanying drawings for illustrative / supporting purposes to identify amendments plans and sections) Addendum to the Design Guidelines Schedule of Drawings Purpose To introduce and explain the purpose and structure of the submission As per statutory requirements As per statutory requirements To provide amended plans to replace those previously approved under OPP 1 or OPP 2 pursuant to conditions 12 and 11 respectively. To amend those Mandatory Design Guidelines that request consequential amendments due to the non-material amendments sought To list comprehensively all drawings submitted for approval Table 2.2 Document submitted with the Non-material Amendment Applications 2.5 For the avoidance of doubt, the first package of reserved matters has been submitted on the basis that the Section 96A applications are acceptable. All supporting documentation has been prepared on this basis. Content of the Extended Basement Planning Application 2.6 A full (detailed) planning application is submitted concurrently with the first package of reserved matters applications to RBKC for an extension to the basement consented by OPP 1. The basement extension is situated within Development Parcels WV04-1, WV04-2 and WV04-3. A red line boundary plan is attached at Appendix C. 2.7 Although directly connected to the reserved matters submitted pursuant to OPP 1, this application comprises its own forms and drawings for approval. The full list of supporting material is provided at Table 2.3. It should be noted that all other supporting documentation is shared with the documentation submitted in support of the first package of reserved matters application pursuant to OPP 1. For example, the layout of the basement is described in Volume 4 of the Design and Access Statement submitted in support of the OPP 1 first package of reserved matters submissions. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

10 Document Covering Letter Planning Application Forms (including certificates and CIL form) Planning Application Fee Red line plan Drawings for approval Schedule of Drawings Environmental Statement documentation Purpose To introduce and explain the purpose and structure of the submission As per statutory requirements As per statutory requirements To confirm the boundary of the proposed development. To provide the details of the basement sought for approval To list comprehensively all drawings submitted for approval This comprises the Environmental Statement submitted in support of OPP 1 and OPP 2 together with the EIA Explanatory Note. The Explanatory Note includes a review of the likely significant environmental effects of the development proposals in the context of the wider Earls Court development (i.e. in the context of the Environmental Statement supporting OPP1 and OPP2). Table 2.3 Documents submitted with the Extended Basement Planning Application Content of the West Brompton Village Planning Application 2.8 A full (detailed) planning application has been submitted to both RBKC and LBHF for the West Brompton Village part of the Earls Court Masterplan. 2.9 A red-line plan showing the extent of the West Brompton Village application is attached at Appendix D. It overlaps with Development Parcels BW07-1, part of LP-1, part of LP-3 and part of WV05. It also includes some land previously not included within the Earls Court Masterplan The intention is that, should the West Brompton Village application be implemented, it would supersede the relevant parts of OPP 1 and OPP 2 (i.e. those parts of OPP 1 and OPP 2 that fall within the red line boundary of the West Brompton Village planning application). A Statement of Superseded Development will need to be agreed with RBKC and LBHF in due course: it will EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

11 state exactly which elements of OPP 1 and OPP 2 that will be superseded, and effectively replaced by the West Brompton planning application, were this to be consented and implemented. It will also need to explain necessary consequential amendments that need to be made to OPP 1 and OPP It is anticipated that a Statement of Superseded Development will be agreed with RBKC and LBHF during the determination of the West Brompton Village planning application and would be attached to decision notices should RBKC and LBHF resolve to grant planning permission The West Brompton Village planning application is supported by its own package of supporting documents, separate to the first package of reserved matters submissions. The West Brompton Village application is explained fully in a supporting Planning Statement that has been submitted with the application. The submitted documents are set out in Table 2.4 below. Document Covering Letter Planning Application Forms (including certificates and CIL form) Planning Application Fee Red line plan Drawings for approval Schedule of Drawings Development Specification Design and Access Statement Environmental Statement documentation Purpose To introduce and explain the purpose and structure of the submission As per statutory requirements As per statutory requirements To confirm the boundary of the proposed development. To provide the details of the development sought for approval To list comprehensively all drawings submitted for approval This document. To provide a summary overview of the proposed development. To fully describe all aspects of the detailed design of the proposed development. This comprises the Environmental Statement submitted in support of OPP 1 and OPP 2 together with the EIA Explanatory Note. The Explanatory Note includes a topic by topic review of the likely significant environmental effects of the development EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

12 proposals in the context of the wider Earls Court development (i.e. in the context of the Environmental Statement supporting OPP1 and OPP2). Appended to the Explanatory Note is a suite of verification and further assessment work. This includes: Acoustics Report Vibration Report Townscape Report Wind Microclimate Report External Daylight and Sunlight Report Daylight and Sunlight Assessment (Interim Effects on Estate Buildings). Transport Statement Internal Daylight and Sunlight Report Waste Strategy Sustainability Statement Energy Strategy Basement Construction Methodology Statement of Community Involvement To confirm that the proposed development is acceptable in relation to transportation matters. To confirm that the detailed design of the buildings is acceptable in terms of daylight and sunlight conditions within (internal to) the proposed development. To explain the intended waste strategy for the proposed development. To explain the sustainability principles and approach associated with the proposed development. To explain the intended energy strategy for the proposed development. To explain the method of basement construction. To explain the extent and nature of consultation that has been undertaken. Table 2.4 Documents submitted with the West Brompton Village planning application EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

13 3. THE RESERVED MATTERS PROPOSALS 3.1 The purpose of this section is to describe the first package of reserved matters submission in order to determine compliance with various controls imposed by OPP 1 and OPP 2. It also describes the development proposed by the separate planning applications submitted for the basement extension and West Brompton Village redevelopment. Reserved Matters Applications Pursuant to OPP 1 and OPP The quantum of development (in sqm) and mix of land uses proposed in the Development Plots brought forward under this package of reserved matters is provided in Table 3.1. Residential (C3) Retail (A1-A5) Community / Leisure (D1 / D2) Total GIA GEA GIA GEA GIA GEA GIA GEA OPP 1 WV04 54,973 57, , ,237 59,194 WV06 58,089 61,143 1,179 2, ,268 63,284 Total 113, ,001 2,140 3, , ,478 OPP 2 BW05 43,246 45,522 1,152 1, ,398 46,735 BW07 46,234 47,561 4,317 4, ,551 52,179 Total 89,480 93,083 5,469 5, ,949 98,914 Table 3.1 Development Plot Area Summary EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

14 3.3 The number and mix of residential units in the Development Plots brought forward under this package of reserved matters is provided in Table 3.2. Studio 1 bed 2 bed 3 bed 4 bed + Total OPP 1 WV WV Total OPP 2 BW BW Total Table 3.2 Residential Mix Summary 3.4 The compliance of the figures noted in Table 3.1 and 3.2 in respect of the controls established by conditions imposed by OPP 1 and OPP 2 is dealt with in following paragraphs of this document. 3.5 The proposals comprising the first package of reserved matters are summarised below against those matters reserved at the outline stage. The relevant conditions under which reserved matters are required to be discharged are noted for clarity. All of the requirements set out below pursuant to OPP 1 are provided within the Reserved Matters Specification referenced in condition 13. The equivalent information under OPP 2 is referenced under condition 41. Layout 3.6 The conditions relating to layout (34 under OPP 1 and 37 under OPP 2) require a number of details to be submitted at the reserved matters stage. The following table confirms how the requirements required by the conditions have been met: EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

15 Requirement under condition i) A report and plans detailing layout of the proposed building or buildings and any relevant roads or landscaping associated with the Development Parcel(s) to which the reserved matter application relates; Response The layout of all buildings, roads and landscaping for each Development Parcel subject to this submission is included on the General Arrangement landscaping drawings completed by Arup associates, submitted for approval. ii) A reconciliation plan showing how the proposed detailed layout of the roads, pedestrian and cycle routes, and the detailed layout of open spaces within the Development Parcel(s) are consistent with the parameters and principles for the layout of the wider development in accordance with the Mandatory Design Guidelines; iii) A report and plans detailing any necessary temporary layout associated with boundary treatment and condition between Development Parcel(s) of the development; iv) A report and plans detailing layout below ground, including parking areas, servicing areas and plant areas; and v) A report and plans detailing internal layout of any buildings Information is included within the submitted Design and Access Statement which confirm that the detailed layout of the roads, pedestrian and cycle routes, and the detailed layout of open spaces; The Design and Access Statement also includes information on temporary landscaping treatments, as required, between those Development Parcels being brought forward under this submission and those which will be the subject of future submissions; Volume 4 of the Design and Access Statement, as well as the Transport and Movement Report contained in the appendix to the Design and Access Statement at Volume 5 include commentary and plans confirming the detailed layout of the proposed development below ground, including all parking areas, servicing areas and plant areas Volume 2 of the Design and Access Statement includes a full description of the internal layout of all buildings submitted and the drawings submitted for approval contain the internal layout of all buildings, as necessary. Table 3.3 Layout Reserved Matters Specification EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

16 3.7 All of the required and necessary information in relation to the layout of the proposed development is therefore submitted as part of this reserved matters application. Scale 3.8 The conditions relating to scale (35 under OPP 1 and 38 under OPP 2) require a number of details to be submitted at the reserved matters stage: a statement (including accompanying design material) to demonstrate that the scale of the development accords with the relevant maximum and minimum parameters described in the Parameters Plans and substantially accords with the Mandatory Design Guidelines (OPP 1) a statement (including accompanying design material) to demonstrate that the scale of the development accords with the Parameter Plans (OPP 2) 3.9 The drawings submitted for approval, together with supporting information included within the Design and Access Statement, including summary tables to demonstrate compliance with the Mandatory Design Guidelines, confirm and describe the scale of the proposed development. The summary tables are included within the appendix to the Design and Access Statement (Volume 5). Appearance 3.10 The conditions relating to appearance (35 under OPP 1 and 39 under OPP 2) require the following to be submitted at the reserved matters stage: i) plans, drawings, sections and elevations to explain full details of the materials to be used on all external surfaces (including hard landscaping) and, where practicable, samples shall be provided; and ii) a statement (including accompanying design material) to demonstrate the selection of materials accords with the Mandatory Design Guidelines 3.11 The detailed appearance of all buildings is provided as part of the elevations submitted for approval Further details are also provided in the supporting Design and Access Statement. Volume 2 of the Statement includes a description of all buildings in several Parts. Each of these parts has a dedicated explanation of the proposed materials (under the heading Materiality and Facade Detail ) The materials proposed for hard landscaping are also detailed on the landscaping plans completed by Arup and described fully within Volume 3 of the Design and Access Statement, as well as its associated appendix. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

17 3.14 The compliance of the selected appearance with those mandatory clauses within the Design Guidelines is explained within the Design Guidelines Compliance Matrix, completed for each building and contained within Volume 5 of the Design and Access Statement. Landscaping 3.15 The conditions which relate to the submission of matters reserved under landscaping attached to OPP 1 (36) and OPP 2 (40) reference (in supporting conditions 13 and 41 respectively) a number of requirements in relation to landscaping, all of which have been included within the submission. The following table confirms how the landscaping requirements required by condition have been met at this reserved matters stage: Requirement under condition Plans, drawings, sections and specifications to explain full details of proposed landscaping works, including finished ground levels and proposed drainage arrangements. A statement (including accompanying design material) to demonstrate the landscape works substantially accord with the Mandatory Design Guidelines. Specification for surface changes and the size, type and appearance of all paving or other hard surfaces. Outline specification for street furniture. Tree planting details and outline specification of all other planting and cultivation. Management and maintenance details in accordance with the Site Wide Estate Management Framework. Details of proposed green or brown roofs including specifications and a supporting explanatory statement to demonstrate the Response Details are provided on all landscaping drawings submitted for approval. A Design Guidelines Compliance Matrix specific to landscaping is included within Volume 5 of the supporting Design and Access Statement. Details of all surfaces proposed are including on drawings for approval and explained within the supporting Design and Access Statement (Volume 3). Described in the supporting Design and Access Statement (Volume 3), with specification included within the appendix (Volume 5). Described in the supporting Design and Access Statement (Volume 3), with specification included within the appendix (Volume 5). Described in the supporting Design and Access Statement (Volume 3). Details are provided in Volume 3 of the supporting Design and Access Statement. Commentary on how the proposed green EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

18 anticipated distribution of green or brown roofs within that Development Parcel(s) substantially accords with the Mandatory Design Guidelines. Details of external lighting together with material to demonstrate substantial accordance with the Mandatory Design Guidelines. Details of hard landscaping, including, means of enclosure, means of access to each building, any shared vehicular and pedestrian surfaces (including surface materials and kerb details that ensure a safe and convenient environment for blind and partially sighted people), car parking layouts, pedestrian access and circulation areas, cycle parking layouts, hard surfacing, external furniture, play equipment and refuse storage. Details of soft landscape works including planting plans, written specifications (including cultivation and other operations associated with grass and plant establishment, aftercare and maintenance), schedules of plants, species, plant sizes, proposed numbers or densities (where appropriate), height and maturity of any trees and shrubs, sections through mounds, tree containers and raised shrub beds above the basement car park and communal roof top gardens. Details of the programme for implementing and completing the planting. and brown roofs accord with the Mandatory Design Guidelines is provided within the Design Guidelines Compliance Matrix at Volume 5. Details are provided in Volume 3 of the supporting Design and Access Statement. Commentary on compliance with the Mandatory Design Guidelines is provided within the Design Guidelines Compliance Matrix at Volume 5. Details are provided either on the landscaping drawings submitted for approval and / or Volume 3 of the supporting Design and Access Statement. Parking layouts are provided in Volume 4 and within the Transport and Movement report within Volume 5. Described in the supporting Design and Access Statement (Volume 3), with specification included within the appendix (Volume 5). Described within the landscaping appendix included within Volume 5 of the Design and Access Statement Table 3.4 Landscaping Reserved Matters Specification 3.16 Together with those matters reserved, a number of other conditions has been attached to OPP1 and OPP 2 against which the first package of reserved matters should be tested. These are listed in the following paragraphs, with commentary provided as necessary. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

19 OPP 1 Development Control Conditions 3.17 In addition to the requirements to provide details in relation to matters previously reserved, OPP 1 includes a number of development control conditions which need to be satisfied by reserved matters submissions. These are outlined in the following paragraphs. Condition The condition states that the GEA of the land uses comprising the development shall not exceed the stated limits. Those limits imposed, the quantum brought forward under this reserved matters (as noted in Table 3.1) and the balance remaining are outlined in the following table. Use Limit Imposed by OPP 1 Brought Forward under RMA Balance Residential (C3) 141,339m² 119,001m² 22,398m² Business (B1) 10,132m² 0m² 10,132m² Retail (A1-A5) 3,414m² 3,153m² 261m² Hotel / Serviced Apartments (C1) 7,381m² 0m² 7,381m² Education / Health / Community / Culture / Leisure (D1/D2): 6,067m² 324m² 5,743m² Ancillary 27,463m² 25,062m²* 2,401m² Table 3.5 Land Use Quantum Imposed by Condition 14 *This area does not include the area of the part of the basement which is sought for approval by way of a new planning application under Development Parcels WV04-1, WV04-2 and WV The table confirms that the areas proposed for each use by this reserved matters submission are in accordance with the controls imposed by condition. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

20 Condition The condition sets limits for the maximum gross external floorspace that can be provided within each Development Plot. The relevant limits associated with this submission are as follows: GIA (m²) GEA (m²) Development Plot Limit Proposed Limit Proposed WV04 56,709 56,237 59,666 59,194 WV06 60,148 59,268 63,284 63,284 Table 3.6 Development Plot Floorspace Limits 3.21 The table confirms that the total floorspace areas proposed by this reserved matters submission are in accordance with the controls imposed by condition It should be noted that whilst details are being brought forward for part of Development Parcel WV02, the controls associated with this Development Plot are not applicable as details relating to layout and landscaping only within the Development Parcel are sought for approval. Condition The condition notes that the total number of residential units within OPP 1 will not exceed 930 units. This submission includes 583 units. Condition The condition requires the residential floorspace to be provided within a prescribed mix. The mix brought forward under this package of reserved matters is compared to the requirement imposed by the condition at Table 3.6. Unit Type Required Mix Proposed Overall Proportion Studio² 0% 0 0% 1 bed 10% - 15% % 2 bed 20% - 40% % EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

21 3 bed 25% - 40% % 4 bed + 25% - 35% % Total % Table 3.7 Mix of units as proposed by the Reserved Matters Submission Condition The condition contains controls relating to car, motorcycle and car parking provision. The Transport and Movement Report, contained within the Appendix of the supporting Design and Access Statement, confirms details in relation to such parking. The table below confirms the levels of car parking proposed within the reserved matters submission. Land Use Maximum Parking Ratio (Cars) Proposed Minimum Parking Ratio (Cycles) Proposed Residential Average 0.6 spaces per unit Average 0.6 spaces per unit 1 space per 1 or 2 bed unit 2 spaces per 3 or more bed unit 872 for residents and 63 for visitors Retail Disabled only with on-street visitor 16 wheelchair accessible space only 1 space per 50 sqm 20 for employees, 51 for visitors Community Disabled only with on-street visitor 1 wheelchair accessible space only 1 space per 10 staff + 1 space per 10 visitors 1 for employees and 4 for visitor Table 3.8 Car and Cycle Parking Provision Condition The condition sets a number of limits in connection with retail floorspace. The level of retail proposed within the application has been provided in detail within Part 2 of the supporting Retail Management Plan, submitted in accordance with the requirement specified by the S106 Agreement at Volume 1, Schedule 11, Part 3, Paragraph 8.2. This document confirms that the proposals are in accordance with the condition. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

22 3.27 For reference purposes, Table 3.9 compares the controls imposed to the proposed areas. NIA (m²) GEA (m²) Type Limit Proposed Limit Proposed Classes A1-A5, of which: n/a n/a 3,414 3,153 - A1 comparison , A1 convenience , Table 3.9 Comparison of retail floorspace limits and proposed areas Condition The condition requires the proposed development to be carried out in accordance with the Flood Risk Assessment submitted and approved under OPP 1. Specifically, this notes that sleeping accommodation can be set at ground by should be no lower than 2.8 AOD and also state that residential dwellings should not be located in basements. Additionally, the condition requires a Flood Management Plan to be submitted with any reserved matters application The location and layout of the residential accommodation proposed meets the requirements of this condition. This submission is supported by a Flood Management Plan, which should be referred to for further information in relation to these controls. OPP 2 Development Control Conditions 3.30 In addition to the requirements to provide details in relation to matters previously reserved, OPP 2 includes a number of development control conditions which need to be satisfied by reserved matters submissions. These are outlined in the following paragraphs. Condition The condition states that the GEA of the land uses comprising the development shall not exceed the stated limits. Those limits imposed, the quantum brought forward under this reserved matters (as noted in table 4.1) and the balance remaining are outlined in the following table. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

23 Use Limit Imposed Brought Forward Balance Residential (C3) 617,940m² 93,083m² 524,857m² Business (B1) 84,701m² 0 84,701m² Retail (A1-A5) 23,318m² 5,830m² 17,488m² Hotel / Serviced Apartments (C1) Education / Health / Community / Culture / Leisure (D1/D2) 8,938m² 0 8,938m² 25,760m² 0 25,760m² Private (C2) Hospital 10,578m² 0 10,578m² Ancillary 150,421m² 31, ,762 Rail Stabling 11,175 3,548 7,627 Table 3.10 Land Use Quantum Imposed by Condition The table confirms that the areas proposed for each use including within this package of reserved matters are in accordance with the controls imposed by condition Condition The condition requires a mix of uses within each Development Plot and specifies the distribution of uses within these. Those relevant to this package of reserved matters submission are outlined in table Development Plot Required Land Uses Proposed Land Uses BW05 Residential (principal), retail and / or business and / or education / health / community / culture / leisure uses (other land uses) Residential (principal) and retail (other land use) EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

24 BW07 Residential, retail (principal), business, education / health / community / culture / leisure uses (other land uses) Residential (principal), retail (other land use) Table 3.11 Mix and Distribution of Uses Proposed 3.34 The table demonstrates that the proposed uses at BW05 are compliant with the condition. It should however be noted that as only part of BW05 is being brought forward in this application, the position will need to be re-appraised when the remaining portion (Development Parcel BW05-3) come forward for approval The table also demonstrates that the proposed uses at BW07 are compliant with the condition. Condition The condition sets limits for the maximum gross external floorspace that can be provided within each Development Plot. The relevant limits associated with this submission are as follows: GEA (m²) Development Plot Limit Proposed Remaining BW05 85,130 46,735 38,395 BW07 59,894 52,179 7,716 Table 3.12 Development Plot Floorspace Limits 3.37 The table confirms that the total floorspace areas of each Development Plot brought forward under this submission are in accordance with the condition. It should however be noted that the submission brings forward only parts of the two Development Plots To ensure continued compliance with the condition, Development Parcel BW05-3, when brought forward, will need to contain no more than 38,395m² of GEA floorspace To ensure continued compliance with the condition, Development Parcel BW07-4, when brought forward, will need to contain no more than 7,716m² of GEA floorspace. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

25 Condition The condition notes that the total number of residential units within OPP 2 will not exceed 5,845 units. This submission includes 694 units. It is therefore evident that the current submission is well below the stated cap on residential unit numbers. This is to be expected given the area of the site subject to the first package of reserved matters applications. Condition The condition requires the residential floorspace to be provided within a prescribed mix. The mix brought forward under this package of reserved matters is compared to the requirement imposed by the condition at Table Unit Type Required Mix Proposed Overall Proportion Studio 2-5% 23 3% 1 bed 29% - 35% % 2 bed 30% - 40% % 3 bed 20% - 25% % 4 bed + 5% - 10% 22 3% Total Table 3.13 Mix of units as proposed by the Reserved Matters Submission 3.42 Although the proportion of 1 bed and 4 bed + units is not in accordance with the mix stated by the condition, in the full course of time, it is expected that future submissions will balance the mix and ensure that the requirements of the condition are met. This position will need to be monitored as future reserved matters submissions are made. Condition The condition requires all residential units proposed to be built in accordance with the minimum space standards as outlined in the GLA Housing SPD. A compliance matrix to confirm that all units have been designed in accordance with minimum standards is provided within the supporting Design and Access Statement. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

26 Condition The condition contains controls relating to car, motorcycle and car parking provision. The Transport and Movement Report, contained within the Appendix of the supporting Design and Access Statement, confirms details in relation to such parking. The table below confirms the levels of car parking proposed within the reserved matters submission. Land Use Maximum Parking Ratio (Cars) Proposed Minimum Parking Ratio (Cycles) Proposed Residential Average 0.6 spaces per unit Average 0.6 spaces per unit 1 space per 1 or 2 bed unit 2 spaces per 3 or more bed unit 846 for residents and 70 for visitors Retail Disabled only with on-street visitor 13 wheelchair accessible spaces only 1 space per 50 sqm 17 for employees, 42 for visitors Table Car and Cycle Parking Provision Condition The condition sets a number of limits in connection with retail floorspace. The level of retail proposed within the application has been provided in detail within Part 2 of the supporting Retail Management Plan, submitted in accordance with the requirement specified by the S106 Agreement at Volume 1, Schedule 11, Part 3, Paragraph 8.2. This document confirms that the proposals are in accordance with the condition For reference purposes, Table 3.15 compares the controls imposed to the proposed areas. GEA (m²) Type Limit Proposed Classes A1-A5, of which: 14,000 5,831 - A1 comparison 10,000 2,545 EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

27 - A1 convenience 3,000 2,221 - other A1 1,000 0 Classes A2-A5 9,318 1,065 Table 3.15 Comparison of retail floorspace limits and proposed areas Condition The condition stipulates that no single retail unit falling within class A1 shall have a floorspace greater than 3,000m² GEA. The proposals brought forward under this package of reserved matters do not include an A1 retail unit greater than 3,000m². The largest unit proposed is 2,221m². Condition The condition requires the proposed development to be carried out in accordance with the Flood Risk Assessment submitted and approved under OPP 1. Specifically, this notes that sleeping accommodation can be set at ground by should be no lower than 2.8 AOD and also state that residential dwellings should not be located in basements. Additionally, the condition requires a Flood Management Plan to be submitted with any reserved matters application The location and layout of the residential accommodation proposed meets the requirements of this condition. This submission is supported by a Flood Management Plan, which should be referred to for further information in relation to these controls. Relationship of the Reserved Matters Applications to the Parameter Plans and Mandatory Design Guidelines 3.50 A full assessment of the proposals against the approved Parameter Plans (as revised by the Section 96A applications described at section 4.5) and Mandatory Design Guidelines is set out in the Design and Access Statement. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

28 4.0 NON-MATERIAL AMENDMENTS 4.1 As the detailed design of the area covered by the first package of reserved matters has evolved, a number of non-material breaches to the approved Parameter Plans have occurred. This necessitates amendments to a number of the Parameter Plans previously approved under OPP 1 and OPP 2. Consequential amendments are also necessary to a limited number of the Mandatory Design Guidelines also approved. 4.2 To capture the amendments required to OPP 1 and OPP 2 an application under Section 96A has been submitted to each of RBKC and LBHF. 4.3 The proposed amendments to the approved Parameter Plans are explained below. RBKC and LBHF have confirmed in pre-application consultation that the proposed amendments are non-material and it has been agreed that the amendments are to be sought through applications made under Section 96A of the Town and Country Planning Act Amendment to Parameter Plan ref. ECM2-PA C Maximum Development Plot Height. The maximum scale parameters have been extended slightly in some locations. Amendment to Parameter Plan ref. ECM2-PA C Minimum Development Plot Height. The minimum scale parameter has been reduced for part of Plot BW05. Amendment to Parameter Plan ref. ECM2-PA B Below Ground Layout. The below ground / basement extent has been altered and slightly increased in some locations. Amendment to Parameter Plan ref. ECM2-PA B Vehicular Access and Circulation. The alignment of the tertiary route through Plot WV06 has altered. 4.4 In addition to the amended Parameter Plans, amendments are also required to the Mandatory Design Guidelines. These are submitted in the form of an addendum to the main Design Guidelines document, approved under OPP 1 and OPP 2. The changes to the Mandatory Design Guidelines are as follows: 4.5 Amendments are also sought to Condition 15 of OPP 1 and Condition 13 of OPP 2: The proposed amendment to Condition 15 of OPP 1 seeks a shift in areas between two development plots, with WV06 area increasing by 1,410m2 (GIA) / 1,484m2 (GEA), and WV04 floor area decreasing by 1,410m2 (GIA) / 1,484m2 (GEA). EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

29 The proposed amendments to Condition 13 of OPP 2 seeks to refer to business (B1) use within plot BW07 within the other land uses category and not the principal land uses category. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

30 5.0 EXTENDED BASEMENT APPLICATION 5.1 A planning application is submitted concurrently with the reserved matters Applications to RBKC for an extension to the basement as consented by OPP 1. The basement extension is situated within Development Parcels WV04-1, WV04-2 and WV04-3. A red line boundary plan is attached at Appendix D. 5.2 Although directly connected to the reserved matters submitted pursuant to OPP 1, this application comprises its own forms and drawings for approval. However, all other supporting documentation is shared with the documentation submitted in support of the OPP 1 reserved matters. 5.3 The description of development associated with the application is as follows: The construction of a basement for ancillary uses (including parking, plant and servicing) in association with outline planning permission ref. PP/11/ The basement extension application proposes a floorspace of 3,360m² (GEA). This will be used for ancillary purposes. When added to the ancillary floorspace consented by OPP 1 the total ancillary floorspace (i.e. that resulting from a combination of OPP 1 and the basement extension application) is 30,823 sqm (GEA). EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

31 6.0 THE WEST BROMPTON VILLAGE PLANNING APPLICATION Overview of Proposals 6.1 The West Brompton Village planning application proposes to redevelop a site located to the immediate north of Old Brompton Road and Lillie Road which currently comprises a significant area of hardstanding associated with the Earls Court Exhibition Centre, a cutting for the West London line and a car park used by Transport for London. It includes existing buildings on the eastern and western edges of the site, including 2-4 Lille Road and Old Brompton Road. The latter properties are included within the Philbeach Conservation Area. 6.2 The administrative boundary between RBKC and LBHF bisects the site in a north-south direction. The RBKC portion of the site is approximately hectares; the area within LBHF is hectares. The building proposed on the RBKC side (east) of the site (adjacent to the existing Tournament Pub) includes a basement, ground floor and part two, part three, part four upper floors and includes retail (at ground) and residential uses above. The residential use comprises 12 apartments and 2 townhouses. This building is referred to as WV05A. 6.3 The building positioned on the western side of the site is bisected by the borough boundary. It is proposed that this building includes a lower ground, ground and part two, part three, part five upper floors for retail (at ground) and residential uses above. The residential use comprises 23 apartments and an internal space for residential amenity purposes (a gym, for example) at ground level. Parking is provided in the lower ground floor. The building is referred to as BW07F. 6.4 The proposed development also includes pedestrian accesses from Empress Place and Lillie Road; vehicle access from Empress Place to allow vehicles to access the lower ground floor of BW07F; and vehicle access from Lillie Road to allow vehicles to access the proposed development at ground level and the wider Masterplan (the access leads to a road within the Masterplan referred to as the Crescent. 6.5 The description of the proposed development is as follows: Demolition and alteration of existing buildings and structures and redevelopment of the site within both the Royal Borough of Kensington and Chelsea (RBKC) and the London Borough of Hammersmith and Fulham (LBHF), for the erection of two buildings; one to the east comprising a basement, ground plus part two, part three, part four storeys for retail (A1), residential (C3), and related ancillary uses; and one to the west comprising a lower ground, ground plus part two, part three, part five storeys for retail (A3), residential (C3), and related ancillary uses; EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

32 together with the provision of new open space; provision of vehicular and pedestrian accesses and routes from Old Brompton Road; provision of vehicular access from Empress Place and pedestrian accesses from Empress Place and Lillie Road; including all associated highway alterations; structures for decking over existing rail lines and tunnels; and other works incidental to the development 6.6 A full explanation of how the West Brompton Village proposals relate to both OPP 1 and OPP 2 is provided within the Planning Statement, submitted in support of the application. But, a summary is provided below. 6.7 The planning application proposes the following uses and floorspace: Residential Retail Total GIA GEA GIA GEA GIA GEA BW07F 3,210 3, ,506 3,798 WV05A 1,817 2, ,050 2, The planning application proposes the following mix of residential units: Studio 1 bed 2 bed 3 bed 4 bed + Total BW07 (WBV) WV05 (BWV) As explained previously in Section 2, the proposed development will supersede those parts of OPP 1 and OPP 2 that overlap with the red line boundary of West Brompton. It is envisaged that this will be controlled through a Statement of Superseded Development being attached to a decision notice for the West Brompton Village development, should RBKC and LBHF resolve to grant planning permission Consequential amendments to OPP 1 and OPP 2 would need to be made to mean that, when combined, with the West Brompton development, the following would be secured: EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

33 No change in proposed residential units (i.e. the combination of OPP 1, OPP 2 and consented West Brompton development would equate to a maximum of 6,775 units). No change in non-residential floorspace (i.e. the combination of OPP 1, OPP 2 and consented West Brompton development would equate to a maximum of 369,348 sqm of non-residential floorspace). A small increase in proposed residential floorspace (i.e. the combination of OPP 1, OPP 2 and consented West Brompton development would equate to a new maximum of 760,638 sqm GEA of residential floorspace (an increase of 1,359 sqm GEA). Relationship of the West Brompton Application and the Reserved Matters Applications 6.11 A schedule is attached at Appendix E which set out the combination of the development proposed by the first package of reserved matters and the West Brompton planning application. EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

34 EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

35 Appendix A Development Parcel Plan EARLS COURT DEVELOPMENT SPECIFICATION DECEMBER

36