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Strategic Planning Committee - Wednesday 13th November, 2024 7.00 pm

November 13, 2024 View on council website  Watch video of meeting  Watch video of meeting or read trancript  Watch video of meeting or read trancript  Watch video of meeting or read trancript  Watch video of meeting or read trancript  Watch video of meeting or read trancript  Watch video of meeting or read trancript  Watch video of meeting or read trancript  Watch video of meeting  Watch video of meeting  Watch video of meeting
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Summary

The committee voted unanimously to grant planning permission to Astir Brent Cross West Limited for the demolition of the existing buildings at Unit 7, Staples Corner Retail Park and erect a 28 storey building in its place. The permission is subject to a Section 106 Agreement being completed within 3 months and several planning conditions being met, and will also be referred to the Mayor of London.

Unit 7, Staples Corner Retail Park

The committee considered an application to demolish the Flip Out trampoline park at Unit 7, Staples Corner Retail Park and build an 844 room student accommodation building in its place. The development would be car-free, with the exception of one accessible parking space, and include four commercial units on the ground floor. It would also include communal facilities like study rooms and a gym for students, a terrace on the 12th floor, and a 360 degree viewing platform and terrace on the 26th floor.

A representative of the applicant, Mr Percy Mullany, spoke in favour of the scheme. He explained that Astir Brent Cross West Limited build and retain their developments, making them ideal providers of student accommodation. He highlighted the proximity of the site to Brent Cross West station, the recently opened station on the Midland Main Line. He also mentioned that the site was chosen because Sheffield Hallam University are building a campus nearby at Brent Cross Town.

Demand for student housing

The applicant, supported by a student demand assessment conducted by Knight Frank, argued that the development would address a shortage of student accommodation in the area. The assessment found that there are over 6,000 full-time students living within 1.5 miles of the site, but that there are only 413 purpose-built student accommodation rooms within the same area. They argued that the development would free up homes in the private rented sector for families and other key workers who are not students.

A member of the committee questioned whether there was a danger that the development could attract single people who are not students, putting pressure on local services. In response, the applicant and planning officers confirmed that an agreement would be made with a higher education provider to nominate students to live in the accommodation. The applicant confirmed that they had been in discussions with Sheffield Hallam University and had received a letter of support from them. They stated their intention to agree that 51% of the student accommodation would be nominated by Sheffield Hallam, in line with the draft Purpose-Built Student Accommodation London Plan Guidance, including 35% of rooms that would be let at an affordable rent. This would mean that students in these rooms would pay no more than 55% of their maintenance loan on rent. These nominations would be secured by a Section 106 Agreement.

Design of the development

The proposed development is a tall building and so is subject to Policy D9 of the London Plan (2021). The committee were content that the applicant had made good use of the council's Quality Review Panel during the pre-application process to ensure that the building was of an appropriate height and design.

A committee member raised a question about the materials that would be used to clad the building, seeking confirmation from the planning officer that the details of the materials would be agreed with the applicant before the development is constructed. The officer confirmed that conditions would be attached to the permission that would secure these details.

Impact on local infrastructure

The site is located in close proximity to the A5 Edgware Road, the North Circular Road, and the M1 motorway. The committee were concerned about the impact of the development on local transport infrastructure, particularly as the site is located in an area that is already congested. In response to questions about the impact of the development on local transport, the planning officer explained that the applicant had submitted a Transport Assessment that showed that the development would be unlikely to have a significant impact on traffic levels. This is because the development is car-free, the majority of students would be expected to travel by public transport, and the on-site commercial units would primarily serve local residents and people visiting the station.

The committee sought confirmation that a Section 106 Agreement would be used to secure financial contributions to support improvements to local highways infrastructure. They highlighted in particular the need for improvements to the pedestrian crossing on the A5 to the north of the site. The planning officer confirmed that the legal agreement would secure £100,000 towards improving footways and the crossing itself.

The committee asked about the impact of the proposed development on local healthcare services. The planning officer explained that a Health Impact Assessment had been submitted by the applicant that concluded that the development would not have a significant adverse impact on health services. However, he explained that a response to the consultation on the application had been received from the NHS London Healthy Urban Development Unit (HUDU) which disagreed with this conclusion. The HUDU argued that the large influx of students into the area would put pressure on existing healthcare infrastructure and requested a financial contribution of £312,280 towards the construction of several planned healthcare premises in the Colindale and Hendon area.

The planning officer argued that it would not be appropriate to require the applicant to make this contribution through a Section 106 agreement. This is because there is no guarantee that the contribution would result in any healthcare facilities being provided and because the request is not directly related to the proposed development. He argued that it is more appropriate for this contribution to be secured through the Community Infrastructure Levy, which will be paid by the applicant when development commences, in accordance with the council's CIL Charging Schedule. The committee accepted this argument.

Other matters

The committee also discussed several other matters relating to the proposed development, including:

  • The provision of cycle parking. The committee were content that the applicant had proposed a sufficient number of cycle parking spaces to meet the needs of the development.
  • The management of the development. The committee were content that the applicant had proposed a suitable management plan for the development.
  • The provision of refuse and recycling facilities. The committee were content that the applicant had proposed suitable refuse and recycling facilities for the development.
  • The provision of landscaping. The committee were content that the applicant had proposed a suitable landscaping scheme for the development.
  • The protection of trees. The committee were content that the applicant had proposed a suitable tree protection plan for the development.
  • The provision of sustainable drainage systems. The committee were content that the applicant had proposed a suitable sustainable drainage system for the development.
  • The provision of renewable energy. The committee were content that the applicant had proposed a suitable renewable energy strategy for the development.

In summary, the Strategic Planning Committee considered a planning application to build 844 student rooms at Unit 7, Staples Corner Retail Park and granted planning permission, subject to a number of planning conditions and a Section 106 Agreement being completed within 3 months. The committee also resolved to refer the decision to the Mayor of London.