WEB NEWS - 29TH FEBRUARY 2004

CgMs SUCCESS

PLANNING

St Vincent's Hospital, Northwood, Hillingdon
CgMs recently gained reserved matters approval in respect of siting, design and external appearance for redevelopment of part of this Major Developed Site within Hillingdon's Green Belt. The application was submitted on behalf of Crest Nicholson (Eastern) Ltd. The approved scheme involves the construction of 49 two, three and four bedroom detached, semi-detached and terraced houses. It also involves landscaped buffer zones between the proposed development and neighbouring woodland which is designated as a SSSI, National Nature Reserve and a Site of Metropolitan Importance for Nature Conservation. The proposal facilitates the operational and development requirements of St Vincent's Hospital by generating funding for the provision of a 60-bedroom nursing home to the north of the site for which detailed planning permission had already been granted.

For further information on this project please contact Richard Tilley (richard.tilley@cgms.co.uk)

Teddington
Acting for Goldcrest Homes we were successful in winning on appeal a mixed use scheme at Teddington in the London Borough of Richmond. The proposal was for an A3 use and 14 residential units. The Council dropped their request for an educational contribution at the inquiry and the inspector agreed that the proposals did not have to provide affordable housing either when judged against the adopted or emerging UDP. Finally the inspector accepted that in design terms the provision of a part two part/three storey development was appropriate for this urban corner site

Also acting for Epon Limited we were successful in another appeal this time in London Borough of Hackney for another mixed use scheme. The Inspector accepted that the proposal to provide for an element of B1, two live/work units and flats was appropriate for this former employment site. He also accepted that in this conservation area location the proposed contemporary design with modern materials was acceptable having regard to the sensitive setting.

For further information on this project please contact Kevin Goodwin (kevin.goodwin@cgms.co.uk

HISTORIC BUILDINGS

Battersea Power Station
CgMs is providing consultancy services on development proposals for this landmark building, following on from previous involvement with historic building recording and analysis of the site and its surrounding area. The team has recently contributed to an Environmental Statement on behalf of Parkview International London Plc.

For further information on this project please contact Jon Lowe (jon.lowe@cgms.co.uk)

Appeal at Keston Park, Bromley, Kent
CgMs Consulting provided historic buildings evidence at an appeal involving the demolition of a building in a conservation area which was said by Bromley Borough Council to make a positive contribution to the character and appearance of the area, and to be of historic interest.

The inspector agreed wholly with the CgMs evidence, and stated that the building has "no intrinsic architectural merit, being a late and very diluted example of the Arts and Crafts style, which is neither unusual nor particularly well executed...in these circumstances , I find there are no compelling reasons to retain the house in its present form."

For further information on this project please contact Jonathan Edis (jonathan.edis@cgms.co.uk)

Merseytram
CgMs consulting is providing historic buildings consultancy services to Merseytram in connection with proposals for a new tram network through Liverpool city centre. The issues involve the impacts of the scheme on listed buildings and conservation areas, including overhead wire fixtures to more than fifty historic structures. Liverpool has been nominated for World Heritage Site status and contains the Albert Docks which are the largest complex of Grade I listed buildings in the UK.

For further information on this project please contact Jonathan Edis (jonathan.edis@cgms.co.uk)

NEW DRAFT PLANNING GUIDANCE ON RETAILING AND TOWN CENTRES PUBLISHED

On 15 December 2003 the Office of the Deputy Prime Minister published the long awaited revision to PPG 6 on retail development and town centres.

The guidance in the new draft Planning Policy Statement (PPS) style is titled “Planning for Town Centres” and reflects the ODPM’s wider aim to ensure that the town centre remains the focus for development which attracts large numbers of people.

CgMs will shortly be publishing a detailed analysis of the guidance contained in draft PPS6 but, in the meantime, the following is a summary of the key points in the guidance relating, in the main, to retail development. The guidance refers, as the title suggests to all town centre uses:

  • The guidance relates to all town centre uses such as retail, leisure, offices, arts, culture, entertainment and some community facilities;
  • The guidance re-affirms the Government’s commitment to town centres as the first preference for new retail (and other appropriate) development;
  • The guidance in the statement relates to all new development of whatever size which involves the creation of new retail floor space or a change in the range of goods to be sold;
  • Local planning authorities (LPAs) are advised to consider using planning conditions to control certain aspects of retail development which could result in the nature of the retail scheme changing e.g. to prevent the installation of mezzanines or to control the range of goods to be sold and the mix of comparison and convenience goods;
  • The guidance confirms the requirement for all new retail (and other town centre) development to be subject to the test of ‘need’ if the site lies outside an existing centre. Quantitative capacity should be given greatest weight although qualitative factors will also be important, especially in socially deprived communities. A Good Practice Guide will be published on how to assess need;
  • Regeneration and employment factors do not constitute aspects of retail ‘need’ but may be material considerations depending upon the circumstances;
  • The scale of new retail development will be expected to relate to the role and function of the centre it is expected to serve and its catchment. Local centres will not be appropriate for more major retail development;
  • The sequential test applies to all new development outside existing centres. The sequential search order is sites in existing centres, edge of centres sites and then sites in out of centre locations. The reference in the existing PPG 6 to sites in district and local centres in the sequential search sequence has been deleted;
  • Flexibility in the application of the sequential approach is also demanded although, crucially, single retailers are not required to split up their store into smaller segments for the purposes of the sequential approach;
  • The sequential test does not apply to extensions to existing retail facilities. This represents a departure from previous policy where extensions were required to comply with the sequential approach;
  • A further Good Practice Guide will be published on the application of the sequential approach.

The draft Guidance is out for consultation until 15 March 2004. CgMs recommends that all clients with an interest in retail development or town centres carefully consider the draft Guidance in relation to their own development aspirations. We would be happy to prepare an appropriate response to draft PPS 6 on behalf of clients.

For further information on the draft PPS 6 or in relation to retail matters generally call Steve Wilson on 020 7832 1472 or steve.wilson@cgms.co.uk

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