You still have an opportunity to comment on this proposed development by 25 September to email@example.com. This is not the last opportunity as obviously when it goes for planning consent there will be further consultation, HOWEVER, what is said now could make a difference to their design – for example do the heights of the buildings relate satisfactorily to the character of Hackbridge?
This is an excerpt from London Borough of Sutton Local Development Framework – Core Planning Strategy DPD, December 2009.
Core Policy BP1 – Housing Density The Council will ensure that new housing development makes the most efficient use of land in accordance with the London Plan, having regard to local character, existing and proposed public transport accessibility and social infrastructure, site characteristics, the design principles in Policy BP12, and other policies of the Local Development Framework. The Council will support proposals for higher density development within and around town centres, provided that it is of exemplary design and relates satisfactorily to its surroundings.
Presentation of proposed development
NDG’s comments on original design (not shown at public consultation)
The NDG had an opportunity to see the developers initial proposal in August. The development has not changed dramatically, only the amending a height of a 7-storey building to another 9-storey building.
Questions we asked ourself were:-
- Is this what you want to see in Hackbridge?
- Will it respect the local character?
- Are the building heights too tall?
- What does it deliver to the existing residents?
- When arriving by train, what feel will the development create?
- Does it take into consideration it is being built in the Wandle Valley Regional Park?
There will be an opportunity to look at proposals for the development of the land by Hackbridge Train Station. The map details the area to be developed. This is the last major site within Hackbridge that has not already got outline planning permission. Hackbridge is being regenerated with lots of development currently underway. Lets ensure this potential developer knows what our community would like to see here and that quality of design, materials and respecting the local character are paramount. Do go along and give them your views – good or bad!
Consultation will be happening on:-
Tuesday 15 September
11am – 8pm
at All Saints Church, New Road, Hackbridge
This is early stages consultation. After Tuesday, we will ask for the plans and put them up on the website. The plans the NDG have seen were preliminary and would be unfair for us to publish our comments beforehand, when the plans could have been altered severely by next week!
Rate of Change – Planning Implications
The ‘proposals’ for the land north of Hackbridge Station were published in Sutton’s Development Plan dated 2009.
The document’s content and rational had clearly been developed within the previous years.
The document no longer represents a plan for the future.
At the time of writing, there is in place:
Outline planning consent for: Felnex – Maximum of 725 residential properties.
Various others 100 residential units and now 203/5 residential units on the ‘Land immediately North of Hackbridge station’ . TOTAL circa 1,000 residential units.
On completion of these developments ‘over a time period of seven to ten years’ Hackbridge will have become a ‘bedtime destination’ for young professionals that will seek the short term benefits of that last Zone 4 access to Victoria, London Bridge, St Albans, Blackfriars, St Pancras. The Tramlink from Mitcham Junction leads to Wimbledon within 15 minutes and east to East Croydon Station giving fast access to London Victoria and Gatwick Airport.
Currently an annual yearly travel card from zone 4 costs £300.00 less than the next station within zone 5.
So totally understandably: Hackbridge draws in commuters that if they travel by car will seek to park within walking distance of Hackbridge Station.
The parking availability of the proposed development on the land North of the Station has been allocated a ‘planning availability of 0.5 parking speces per property . That means 100 parking spaces( allocated) for a development of 12 houses, and a 190 unit mix of, one bedroom, two bedroom and three bedroom flats .
Owners or occupiers of these flats will travel by train from Hackbridge to London Victoria and elsewhere…,however people do not tend to comply with planning expectation. LB Sutton Planning have no powers to prevent an occupier of buying or renting a flat with two or three cars from parking up locally.
Nor is there a plan to formulate a Controlled Parking Zone (CPZ) that would allow local people to have a local parking space.
Second had cars are cheap and the cost of fuel is falling.
The planning proposal for ‘Land north of Hackbridge Station’ is based on plans formulated some 6/ 7 years ago without knowledge of the traffic and parking demands evident at September 2015.
The opportunity for sensitive regeneration of Hackbridge is being lost.
Those young professionals will buy, stay and then move on to buy a house for family life.
They will not stay in Hackbridge. There will be no positive planning legacy.
Any new development site should incorporate sufficient parking spaces that can be accommodated within the footprint of the development.
Take as an Example – the Hackbridge proposal?
Call it 200 residential units.
LB Sutton has already the highest car/vehicle ownership of and London Borough.
One can expect some houses or larger flats to have a ‘works’ van transit vehicle, a family car and perhaps a car owned by a son or daughter that cannot afford to ‘access the property ladder’ .
It is not uncommon for a single property to have a parking demsnd of three vehicles.
The planning constraints/guidance are redundant and cannot maintain speed with the rate of change.
Planning Guidance can no longer respond to rate of change and ongoing deregulation of Central Government.
Posted by: Peter Lloyd 07974 425120 firstname.lastname@example.org Hackbridge Resident
NDG Planning Member, commuter to Victoria and I am prepared to argue the case.
Parking is always an issue with new buildings/homes. Why not put in underground car parks like they do abroad?
Cost will be one issue for a developer, if you think they have to dig a hole, remove the contents off site and make secure. Another point is some people feel unsafe going underground to a car park. It is a good suggestion and one that should be put forward to the developer.
This very issue was raised at a meeting that I attended regarding the now stalled supermarket (phase 1) site at Felnex.
The response from the developer was:
1) The increased building costs to provide an underground car park at day one.
2) Further operational costs of extracting vehicle exhaust fumes whether petrol or diesel. Diesel pollution is way up the political agenda at present given the VW story playing out in the news.
3) Costs of security driven CCTV and good quality lighting to reduce crime both for the individual and prevention of theft from, or theft of cars.
4) Additionally land is cheaper compared to land costs and availability in inner London where any new development will have basement levels to accommodate parking and plant and equipment. New developments in Victoria Street are mixed use: provision of residential expensive ‘penthouse’ flats with a commercial component of office and retail units at ground floor level.
Jennie ….I will check on Westminster City Council’s website and update …in more detail.
You mentioned ‘like they do abroad’. Within the UK we have antiquated buses with dated suspension and generally bad drivers that do not consider the passengers. In my view the better drivers are women.
Back to Car parking : Example Saxon House (former building Kelvin House) . Residents are parking on the public highway and occupying spaces that were formed as part of the ‘Heart of Hackbridge’ initiative.
There are increasing numbers of trains at peak hours that are formed of 10 carriages. Regular commuters are aware of the competition to park up and travel by train from Hackbridge. Increasing demand and human nature, including the financial savings will continue to saturate on street car parking within Hackbridge.
Perhaps others can comment on my views.
Apologies for mis spelling your name Jeannie … Peter L