Ilford Blueprint Development/Opportunity Sites Due Diligence Checklist 1. SITE DETAILS Site name LDF/AAP reference Land between Mill Road and the railway line. OS1 Site Area 0.3 Hectares Key Council Contacts Date of completing/updating this checklist Site address Judith Carlson Investment Development Manager Inward Investment Unit Judith.carlson@redbridge.gov.uk 020 8708 2528 Neil Goate Team Leader Development Management South Team Neil.goate@redbridge.gov.uk 020 8708 2230 June 2012 Car Park, 1-3 Mill Road, Ilford IG1 2DF Easting 543248; Northing186331 (Planning and Regeneration) Include postcode and Ordnance Survey grid reference Opportunity Portfolio Residential Retail Hotel Office Other Workspace Leisure Evening Community Preferred use as identified in the Area Action Plan is residential. 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 Aviva Investors Pensions Ltd 1 of 7
2. LANDOWNERSHIP/LAND ASSEMBLY Land Assembly Aviva has in effect a freehold title but this is subject to the residue of a lease dated 1895 for the benefit of land to the south. That land has recently been developed for residential use. Does the land need assembling, case for public sector intervention. Is any of the land in Council ownership? No Other Landowners Freehold None Check title deeds and/or Land Registry details NB: we do not warrant that this information is accurate, complete or up to date. Other Landowners Leasehold EGL503539 London Power Networks Plc for 60 years from 25/12/1957 Check title deeds and/or Land Registry details Are there any restrictive covenants in place? Check title deeds and/or Land Registry details Prospective developers should satisfy themselves on matters of enforceability. Are there any wayleaves/easements/private rights of way? see Land Assembly above Check title deeds and/or Land Registry details Are there any public rights of way/footpaths/bridleways? Check Definitive Maps / Footpaths Officer Are there any active Enforcement Notices? See Local Land Charges Register 3. EXISTING USE Is the site occupied? Surface car park NB: we do not warrant that this information is accurate, complete or up to date. 2 of 7
Existing uses on site Give Details of occupiers/uses: Surface car parking NB: we do not warrant that this information is accurate, complete or up to date. Rateable Value The adopted rateable value (2010) is 44,500 Check VOA (2010) Draft Rateable Values (available on line) 4. PLANNING ISSUES What is the planning history of the site is there already a planning permission in place? no recent and relevant planning history Review the previous planning history of the property. Refusals (give reasons), extant permissions (give details of including date of expiry) 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? 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? Redbridge the site is a designated opportunity site (OS1) within the Ilford Town Centre Area Action Plan Residential use. Capacity for c90 units. The Borough s Core Strategy is currently under review with the revised strategy scheduled for adoption in March 2014. The preferred options report and Sustainability Appraisal will be published for consultation in Autumn 2012 and can be downloaded from: http://www2.redbridge.gov.uk/cms/planning_ and_the_environment/planning_policy rege neration/local_development_framework/core _strategy_review.aspx The Borough s Core Strategy is currently under review with the revised strategy scheduled for adoption in 2012 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 1500-3000 (costs correct as at February 2012). Additional meetings are available at a cost of 150 per meeting. Describe the preferred mix of uses What are local planning application requirements? What is the LPA development control process and performance? 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 http://www.redbridge.gov.uk/cms/planning_land_and_bui ldings/planning/make_a_planning_application.aspx http://www.redbridge.gov.uk/cms/planning_land_and_bui ldings/planning/planning_validation_checklists.aspx http://www.planningportal.gov.uk/planning/applications/p lans 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. Check local authority validation checklists (both national and local requirements will apply) See Signs of Success Annual Monitoring Report 2008/09 and 2009/10 A total of 2,855 applications were determined in 2008/09 and 69% were approved. 3 of 7
What is the LPA Policy on Affordable Housing Contributions 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 What is the Policy on other S106 Contributions 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 development in excess of 100sq.m GIA. Further information can be found here: http://www.london.gov.uk/publication/mayoralcommunity-infrastructure-levy 4 of 7
Determine the presence of any planning land use designations. Is the property within or close to: 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 Flood Zone 3 High Road Ilford closely follows the alignment of Roman Road from London to Chelmsford.. Sites within the APZ have specific archaeological potential for he early prehistoric and Roman periods. The mainline railway is located to the north west of OS1 and is safeguarded for Crossrail. The mainline railway is located to the north west of OS1 and is a site of Nature Conservation Importance See (in particular) Local Plan Proposals Maps. The River Roding is located south west of OS1 and is a green corridor. Site OS1 is located within the Ilford Hill Zone which is considered suitable for 6-12 storey heights 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. Building over a public sewer. OS1 is adjacent to the overground railway line which is safeguarded for Crossrail. There will be up to 18 tph in the peak hour. It is on the approach to Ilford Station so these movements will be relatively slow. However, there are a smaller number of through train moments including freight which generate higher levels of noise and vibration. 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 vehicle and pedestrian access to/from the public highway (Mill Road) Access and Egress arrangements must meet EA requirements for safe evacuation during a flood event. For mixed use and large multi-unit developments the Council has set a maximum parking standard of: Obtain listing details from the Listed Building Register obtain Conservation Area details Any noise issues Any constraints identified through planning history 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 100-600sqm gross floor area C3 use 0 2 spaces per unit dependent on unit size (no. of bedrooms). 5 of 7
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? 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. 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). OS1 has a slightly lower PTAL of 5/6 Ilford Station has regular services to Liverpool Street (up to 16 trains in peak hour, journey times 16-18 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 adjacent to the River Roding and the railway corridor. It is partly located within the Roding green corridor. The railway corridor is also a site of nature conservation importance 6 of 7 e.g. visibility splay dimensions, footpath crossing requirements, advanced warning signage Walking/cycling distances to shops and services, PTAL Specialist reports may be required See TPO Register at Local Authority
Consider land contamination issues? Consider Flood Risk potential and SUDS requirements High Medium Low Planning history and historical mapping indicates that the site was in residential use in the 19 th century but had been redeveloped by the South Essex Water Works Co by 1919 and remained in this use until the mid 1960s. Adjacent sites were in use as a paper mill until the 1950s and then for storage and salvage of motor vehicles. Planning history indicates the site has been in use for car parking since 1996. The historic land uses associated with the site suggest there is a moderate to high risk of contaminative substances being present on parts of the site. The extent of any contamination can only be confirmed through intrusive site investigations. The site is located adjacent to the River Roding and is at risk from fluvial flooding. 30% of the site is located in flood zone 3b (functional floodplain), 20% in zone 3a and the remaining 50% is in flood zone 1. The site is currently in use as a car park and the 50% with a high probability of flooding should be preserved as floodplain and kept free of development using sequential site layout. Residential development is not acceptable in flood zone 3b. As the site is currently hard standing there is a risk of pluvial flooding during extreme rainfall and other weather events. Groundwater is also a potential flood risk. The standard of protection offered by existing flood defences is 70 years. An FRA will be required. SUDs should be implemented to achieve greenfield run off rates taking into account groundwater and geological conditions. The achievement of 1 in 100 year on site attenuation taking into account climate change is also required. Opportunities for river restoration as part of any development proposals should be explored and an 8m set back from the watercourse should be promoted to allow for maintenance of river banks and flood defences. NB: we do not warrant that this information is accurate, complete or up to date. Fluvial/groundwater. See Environment Agency Website. 8. ADDITIONAL INFORMATION Water Mains Thames Water Asset data plans do not identify any existing or abandoned water mains in or around OS1 Foul and Surface Water Sewers Thames Water Asset data plans indicate that a foul sewer runs north to west below the site. There is a foul manhole located towards the northern boundary of the site. The actual position of mains and services must be verified on site before any works are undertaken. 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
MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD OS1 44 42 YORK ROAD 77 7.9m 54 85 Clarks Preparatory School 87 6.1m 97 Maytime Preparatory School 105 1a SL SL SL Ward Bdy CR 4.9m 11 MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL MILL 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 Depot MLW 6.1m El Sub Sta MLW River Roding 34 to 56 1 to 33 Roding Court Mean High Water Redstart Mansions 1 to 34 NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR CIRCULAR 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 NTL MLW FB MLW Und 6.4m Ilford Bridge 25 0 m October 2010 Scale 1:1,000 at A4 Crown Copyright. All rights reserved. LB Redbridge 100017755. 2010