Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist

Transcription

1 Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist 1. SITE DETAILS Site name LDF/AAP reference Land adjacent to Clements Lane and Clements Road OS9 Site Area 0.24 Ha Key Council Contacts Date of completing/updating this checklist Judith Carlson Investment Development Manager Inward Investment Unit Narinder Dhesi Senior Estates Surveyor Property Services Neil Goate Team Leader Development Management South Team June 2012 (Planning and Regeneration) Site address Olympic House, Clements Road IG1 1BA (easting , northing ) Clements House, Clements Road IG1 2QY (easting , northing ) Opportunity Portfolio Residential Retail Hotel Office Other Workspace Leisure Evening Community Preferred use as identified in the Area Action Plan is ground floor retail and upper floor residential Include postcode and Ordnance Survey grid reference Define the exact site boundary Please see attached plan below Attach 1/1000 Ordnance Survey Based Location Plan of site and the surrounding area sufficient locate local roads and/or identifiable features. Plans should include scale reference and north point. If using PDF plans, then indicate the printing scale as well, e.g. 1/1000 at A4 Principal Landowner/Agent Details Two freehold interests and seven leasehold interests have been identified through land registry searches. 1 of 7

2 2. LANDOWNERSHIP/LAND ASSEMBLY Land Assembly The Council is a significant landowner. Land assembly is required for the remaining interests although the number of interests identified through land registry searches is relatively small Does the land need assembling, case for public sector intervention. Is any of the land in Council ownership? Give details The Council owns the freehold of Clements House, Clements Road IG1 2QY Other Landowners Freehold The freehold interest for Olympic House, Clements Road IG1 1BA is owned by Mastcraft Ltd Check title deeds and/or Land Registry details Other Landowners Leasehold Leaseholders listed on Land Registry are: Secretary of State for the Environment Secretary of State for Communities and Local Government Thameside Office Services Ltd Quickfix Office Services Limited Sameday Office Space Ltd Fazenwell Ltd EDF Energy Networks Check title deeds and/or Land Registry details Are there any restrictive covenants in place? Clements Road: No sale of alcohol, no shop, factory, hut, shed, caravan, or removal of clay or soil. Also a restriction on the extent of the building to safeguard the mission building Check title deeds and/or Land Registry details complete or up to date Are there any wayleaves/easements/private rights of way? Are there any public rights of way/footpaths/bridleways? Are there any active Enforcement Notices? Affects or benefits Clements Road there is a public right of way running along the southern boundary of the site leading to the underpass at the Winston Way/Ilford Lane /Roden Way junction Prospective developers should satisfy themselves on matters of enforceability. Check title deeds and/or Land Registry details See Definitive Map held at Local Authority See Local Land Charges Register 2 of 7

3 3. EXISTING USE Is the site occupied? we have identified 72 unique property reference numbers associated with this site. There are 72 properties included in the VOA listing for business rates but a number of these refer to car parking only. There are no properties registered for domestic rates. Existing uses on site Rateable Value 4. PLANNING ISSUES What is the planning history of the site and is there already a planning permission in place? In which Local Planning Authority (LPA) area does the property lie? Is the site subject to any designation in the local development framework? What is the LPA view of development potential Are there any forthcoming Local Development Framework (LDF) events that could impact the site? Is there any planning brief for the site (current or in preparation)? What is the LPA policy on preapplication consultations? We have no information about current voids. Give Details of occupiers/uses Offices with retail at ground floor Aggregate Adopted Rateable Value (VOA draft 2010) for commercial properties is 367,935. There are no properties registered for domestic rates. Redbridge Olympic House Clements Road 0633/10 - Dual use of first floor for (B1) office and (D1) non-residential education and training centre. TBD The site is a designated opportunity site (OS9) within the Ilford Town Centre Area Action Plan (May 2008) Ground floor retail 2,400 sq m Upper floors residential 95 units The Borough s Core Strategy is currently under review with the revised strategy scheduled for adoption in March The preferred options report and Sustainability Appraisal will be published for consultation in Autumn 2012 and can be downloaded from: and_the_environment/planning_policy rege neration/local_development_framework/core _strategy_review.aspx Give details including URL: In preparation We offer a pre-application Design Advisory Service (DAS) for major applications (10-25 units) and large major applications (over 25 units). The service includes a series of 2 or 3 meetings with a written response within 10 days of the final meeting. This service costs (costs correct as at February 2012). Additional meetings are available at a cost of 150 per meeting. Check VOA (2010) Draft Rateable Values (available on line) Review the previous planning history of the property. Refusals (give reasons), extant permissions (give details of including date of expiry) Describe the preferred mix of uses Ilford Town Centre Area Action Plan: Table 1 What are local planning application requirements? A Planning Performance Agreement will be sought as part of the DAS process. Applicants signing a PPA as part of the pre-application process will be entitled to discount the DAS fee against the fee for the PPA. Please see ldings/planning/make_a_planning_application.aspx ldings/planning/planning_validation_checklists.aspx g/applications/ 3 of 7 Check local authority validation checklists (both national and local requirements will apply)

4 What is the LPA development control process and performance? What is the LPA Policy on Affordable Housing Contributions What is the Policy on other S106 Contributions Development control performance exceeded target decision-making timeframes for all categories of planning applications in 2008/09 and in 2009/10. Improvements in the Development Management process have resulted in year on year increases in the percentage of planning applications approved. A total of 2,855 applications were determined in 2008/09 and 69% were approved. A total of 2,463 applications were determined in 2009/10 and 74% were approved. A total of 2,593 applications were determined in 2010/11 and 76 % were approved A total of 2,548 applications were determined in 2011/12 and 80 % were approved Strategic Policy 8 Affordable Housing (Core Strategy 2008) provides that a 50% target of all new housing should be affordable for housing sites capable of accommodating 10 or more dwellings. The Council will negotiate to achieve a 50% target having regard to: site size and economics; the extent to which the provision of affordable housing would prejudice other planning objectives to be met from the development of the site; the extent of affordable housing provision available from other sources and the need for 60% social and 40% intermediate. Policy LU5 Housing Type and Density of the ITCAAP states it is expected that schemes involving mostly one and two bedroom apartments will dominate. Where this occurs, the Council may require a cash contribution in lieu of on site provision of affordable housing, to allow social housing to be provided in family accommodation in suitable areas Redbridge Community Infrastructure Levy: On 1 January 2012 the London Borough of Redbridge began operating a Community Infrastructure Levy (CIL). CIL is levied on new buildings and extensions to buildings according to their floor area to raise money to pay for infrastructure to ensure the borough grows sustainably. The Redbridge Charging Schedule applies CIL at a flat rate of 70/m2 across the whole borough. The same rate applies to all types of development. It is calculated on the net increase in gross internal floor area. The charge is updated annually for inflation. A copy of the Charging Schedule can be found here: CIL_LBR Charging Schedule Jan 12[1].pdf The CIL charge for liable developments will be calculated at the time planning permission is granted. The trigger for payment is the commencement of development, although depending on the amount of the charge, payments may be phased according to the Council s Instalments Policy. Exemptions apply to affordable housing and development by charities for charitable purposes and to certain other buildings such as electricity substations and pumphouses that are not occupied. CIL replaces the section 106 tariff which has previously been used for this purpose. Section 106 will continue to be used for affordable housing and site specific contributions. Crossrail Contribution: In April 2012 the Mayor of London introduced a CIL to help fund Crossrail. The charge is 35/m2 in Redbridge. Mayoral CIL will be added to the local Redbridge charge and developers will pay one consolidated amount. It will be payable on most new 4 of 7 See Signs of Success Annual Monitoring Report 2008/09 and 2009/10

5 Determine the presence of any planning land use designations. Is the property within or close to: development in excess of 100sq.m GIA. Further information can be found here: Metropolitan Centre Primary Shopping Centre Secondary Shopping Centre Sites of Nature Conservation Importance Green Corridors APZ Crossrail Safeguarded Land Tall Buildings District Heating Opportunity Area High Road Ilford closely follows the alignment of Roman Road from London to Chelmsford.. Sites within the APZ have specific archaeological potential for the early prehistoric and Roman periods. OS9 is primarily located within the Town Centre Zone which is considered suitable for building heights of 4-8 storeys See (in particular) Local Plan Proposals Maps. Is the property listed? Is any part of the site a Scheduled Ancient Monument (SAM)? Is the property located within a Conservation Area? Is the property on the Buildings at Risk Register? 5. DEVELOPMENT CONSTRAINTS Have any other development constraints been identified in relation to this site? Site is in an area of Public Open Space Deficiency See S106 above. Obtain listing details from the Listed Building Register obtain Conservation Area details Any noise issues Any constraints identified through planning history 6. HIGHWAYS AND ACCESSIBILITY Do rights of access exist to the property? Will additional access be required? Are there any public rights of way across the site? What are the relevant Parking Standards? There is access to/from the public highway from Clements road. New or modified Highway accesses will be considered on the basis of information supplied. New accesses will not be considered as part of outline or preapplications. there is a public right of way running along the southern boundary of the site leading to the underpass at the Winston Way/Ilford Lane /Roden Way junction For mixed use and large multi-unit developments the Council has set a maximum parking standard of: Consider Vehicle and pedestrian access. If the access is shared do rights of access allow unfettered use i.e. at all times for all purposes. Consider Vehicle and pedestrian access. See Definitive Map held at Local Authority See local/county Highways standards A1 use 1 space per 35sqm of gross floor area B1 use 1 space per sqm gross floor area C3 use 0 2 spaces per unit dependent on unit size (no. of bedrooms). Any reduction in provision from the above parking standards must be justified in accompanying documentation and should include adherence to green travel plan measures and the availability of public car parking and travel choice. 5 of 7

6 Determine Highways Department requirements Consider location in relation to Public Transport facilities 7. ENVIRONMENT Consider the presence of protected wildlife: Is the site subject to a TPO? Consider land contamination issues? Cycle parking standards are set at a minimum standard, with residential developments required to provide 1 space per unit. Cycle parking provision should be secure and accessible, in accordance with the Redbridge Cycling Strategy (2010). For other use classes not covered above please refer to Borough Wide Primary Policies DPD Policy T5 (Schedule 3) Major development in the town centre will be required to submit a Transport Impact Assessment including a Service Management Plan and Workplace Travel Plan. Construction Management Plans will be required where the development is likely to require facilitating traffic management. Relevant modelling analysis of any junctions where capacity has been increased by 5% in the peak hour or any additional loading where the junction is operating at capacity, must be provided. New or modified Highway accesses will be considered on the basis of information supplied. New accesses will not be considered as part of outline or pre-applications. We encourage shared servicing arrangements and linked travel plans for new developments to minimise the impact of development on the local Highway network. Developers will be expected to carry out highway improvement works that are essential for the completion of a proposed development. Details should include the removal of redundant street furniture / signage and to resurface the adjacent footways on completion of their works etc. Ilford Town Centre has the highest level of Public Transport Accessibility (PTAL6). Site OS09 also has a PTAL6. Ilford Station has regular services to Liverpool Street (up to 16 trains in peak hour, journey times minutes). Crossrail, which is planned to be operational in 2018, will improve service frequency (18 peak hour trains of which 12 are Crossrail) and reduce journey times (e.g. West End 23 mins). The East Anglia Metro service also links eastwards to Shenfield and Southend. There are also 17 bus routes connecting Ilford Town Centre with the rest of East London and the sub -region. Links to Gants Hill (Central Line), Barkingside (Central Line) and Stratford (Jubilee, Central, DLR and Overground Lines) bring over one million Londoners within 45 minutes public transport travel of Ilford. There is a growing network of local cycle routes in Ilford and the Borough car club initiative includes several bays in the town centre. The site is not directly affected by any environmental designations (except APZ) and no protected species has been identified on the site. High Medium Low Historical mapping provides little evidence of manufacturing or industrial activity on the site. The historic land uses associated with the site indicate that there is a 6 of 7 Determine Highways Department requirements Consider location in relation to Public Transport facilities Specialist reports may be required See TPO Register at Local Authority

7 Consider Flood Risk potential and SUDS requirements relatively low risk of contaminative substances being present. However, this can only be confirmed through intrusive site investigations. The site is located outside the extent of extreme fluvial flooding associated with main rivers (River Roding, Aldersbrook, Cranbrook) in the surrounding area. The risk of the site flooding each year from rivers is 0.1% or less. Fluvial/groundwater. See Environment Agency Website. 8. ADDITIONAL INFORMATION Water Mains Thames Water Asset data plans indicate there is are no water mains in the immediate vicinity of OS9. Foul and Surface Water Sewers Thames Water Asset data plans indicate the foul and surface sewers are located under the adopted public highway at Clements Road and Clements Lane Please note that and 22 to 26 Clements Road are identified as Probable ex-s24 properties. These are an unknown class of public sewers which are not marked on the public map of sewers. For further information please contact Thames Water Developer Services - Wastewater Clearwater Court Vastern Road Reading RG1 8DB Phone: The Council does not warrant that any of the information contained in this pro-forma is accurate, Interested parties should seek independent professional advice. The above particulars are for guidance only and are not intended to form the basis of a contract. All statements contained in the particulars are made without responsibility on the part of the Council, its officers or employees and are not to be relied upon as statements or representation of fact. All descriptions, dimensions, references to conditions and necessary permissions for use and occupation are given without responsibility and intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection, or otherwise as to the correctness of each of them. Agents are warned that the Council will not pay commission for their introduction of purchasers and that they must look to their Principals for payment of fees. 7 of 7

8 6 6 OS HIGH ROAD Shelter Bank 2b 38 POSTWAY MEWS Telephone Exchange 2 ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD 1a 12.2m HPO Shelter 4 to CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS CLEMENTS ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD TCBs Sorting Office 13 Hall (pw) 22 to to 20 Salvation Army Citadel CLEMENTS LANE El Sub Sta to to El Sub Sta 4 3 TCBs Elim Pentecostal Church Clements Court 68 to 90 8 Hotel 12 Multistorey Car Park 15 Subway 45 to 51 1 to to 67 Oakfield Lodge Subway PW 17/05/2010 Scale 1:1,000 at A4 Crown Copyright. All rights reserved. LB Redbridge Subway 25 0 m