24 social-rent flats at 304-322 Ordnance Road, Enfield

The site and surroundings

The site contained a 1960s three-storey block with 10 homes, garages and parking beside the Small River Lea/Lee and residential streets.

“The application site area measures 0.14 ha and contains a three-storey residential block built in the 1960s comprising of 10 x 2bed 3person social rent homes. In 2022, the applicant obtained a leasehold flat that had been subject to Right to Buy and now has 100% ownership of the block. Vehicular access to the site is from Ordnance Road.”

“The site is situated in Enfield Lock in the northeastern corner of the borough. It is located on the north side of Ordnance Road, a residential street characterised by Victorian terraced housing of two and two and-a-half storeys. Adjacent to the site to the west is a small bungalow with a garden to the rear (No. 300).”

Officer report

Planning history

There was no relevant planning history for the site, apart from a recent flat and rear extension approved nearby.

“Since the construction of the existing building in the 1960s there is no relevant planning history for the site. In relation to the planning history surrounding the site, there are no relevant applications other than a recent application approved to the south at 385 Ordnance Road for the creation of a self-contained flat and rear extension (ref: 25/00900/FUL).”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 agreement and conditions, citing affordable housing, better accommodation, site optimisation and acceptable impacts.

“The proposal is considered to accord with the Development Plan, including the London Plan and local policies, particularly in making efficient use of brownfield land, delivering high-quality affordable housing, and achieving a design-led optimisation of the site.”

“The scheme delivers substantial housing, environmental, design and economic benefits. Officers recommend that, subject to the completion of a s106 legal agreement and conditions, the application is approved.”

Officer report

Consultation responses

Consultees raised no objections subject to conditions and obligations covering matters including flooding, transport, design, ecology, energy, noise and security.

“Consultee Comment summary Energetik The development is too small and too remote for Energetik to consider an extension / connection to their heat network. Environment Agency No objections subject to 8 conditions relating to site and river contamination, sustainable drainage, piling, decommissioning of boreholes and raised finished floor levels and associated informatives. Historic England (Greater London Archaeology Advisory Service) (GLAAS) No objections.”

“Some bedrooms will need to be designed so that windows can remain closed at night without the rooms overheating. LBE Public Health No objections. LBE Skills Training Employment No objections subject to securing the following in the S106 Agreement: - 25% local labour (as defined by SPD) - 20% local spend on materials - Two apprenticeships to be delivered in a discipline which allows for qualification completion OR the equivalent financial contribution (£13,899.60) LBE Traffic…”

Officer report

Who spoke

A local resident spoke against the recommendation, followed by representatives of the applicant and agent in response.

Members’ questions

Members discussed daylight and sunlight, biodiversity net gain, construction timing, education, parking capacity and how the on-site spaces would be managed.

“In response to Members’ questions and comments regarding sun/daylight, officers responded that a sun/daylight report submitted with the application showed the proposal performed well; being compliant with BRE standards in respect of the neighbouring house, and only 4 marginal transgressions were identified in relation to a building to the north. All units in the proposal were dual or triple aspect and met day/sunlight requirements.”

“In response to Members’ questions relating to parking, officers responded that parking surveys showed quite high saturation, but there was sufficient capacity in the area without having to rely on the CPZ being in place to make the development acceptable. The proposal included a contribution towards the CPZ, it was their intention for the CPZ to be in place before occupation, but this couldn’t be guaranteed.”

Minutes

The decision

Permission was authorised subject to no Natural England objection, completion of a Section 106 agreement and conditions, with delegated authority for final wording.

“That subject to no objection being received from Natural England and the completion of a Section 106 Agreement, the Director of Planning and Growth be authorised to GRANT planning permission subject to conditions. That the Director of Planning and Growth be granted delegated authority to agree the final wording of the conditions and the S106 agreement to cover the matters in the Recommendation section of this report.”

Minutes