William Preye Centre Houndsfield Road Edmonton N9 7RA · 2019. 12. 23. · Edmonton, N9 7RA as shown outlined in red on the site plan. ... A car park with marked spaces for 9 cars

William Preye Centre Houndsfield Road Edmonton N9 7RA

Planning Statement

October 2019

www.enfield.gov.uk Strategic Property Services

http://www.enfield.gov.uk/

William Preye Centre, Houndsfield Road, N9 7RA Planning Statement

LBE Strategic Property Services Page 1 of 14 October 2019

Photo 1: Elevation to Houndsfield Road. Parker Centre red brick building on left

Photo 2: View of William Preye building from western boundary of site



WILLIAM PREYE CENTRE, HOUNDSFIELD ROAD, EDMONTON, N9 7RA

PLANNING STATEMENT FOR PROSPECTIVE PURCHASERS

Section Description Page

1 Introduction / Important Disclaimer 3

2 Site and Surroundings 3

3 Potential Planning Constraints 6

4 Planning Status 8

Core Strategy Planning policies 8 Development Management Document (DMD)

policies 9

5 Development Potential 9 Reuse / Conversion or replacement D1 Use 10 Residential Redevelopment 10

6 Summary 14

Plan 1 Location Plan 4

Plan 2 Site Plan 7

Photo 1 Elevation to Houndsfield Road. Parker Centre red brick building on left

1

Photo 2 View of William Preye building from western boundary of site

1

Photo 3 Oblique Aerial showing site and surroundings 5

Acknowledgement: All drawings, sketches and illustrations have been prepared on behalf of LB Enfield Strategic Property Services by Levitt Bernstein Architects, are indicative and should not be relied upon for the purposes of site development.



Planning Statement William Preye Centre, Houndsfield Road, N9 7RA

1 Introduction / Important Disclaimer

.

2 Site and Surroundings

The William Preye Centre site includes an existing community centre with a large hall / central space and ancillary facilities. The building is located on the south side of Houndsfield Road, close to the A1010 Hertford Road in the Ponders End / Edmonton area of Enfield Borough.

The site is located close to the trunk road network, and junction 25 of the M25 motorway is approximately 3.8 km / 2.4 mile to the north via the A10 Great Cambridge Road.

The nearest bus routes are on Hertford Road and frequent train services are available at Edmonton Green station (routes to Liverpool Street and the City and central / West End via Seven Sisters tube interchange). The Public Transport Accessibility Level (PTAL) of the site is 3. The site location is shown on Plan 1.

The existing building is shown in Photos 1 and 2. There is a condition survey (October 2014) of the building and the adjoining Parker Centre which forms part of the sales particulars (more details below). The overall site extends to approximately 0.08 ha (0.21 acre) and is shown on Plan 2: Site Plan.

The Preye Centre was built around 1970, and is constructed with cavity wall insulation and a pitched roof. It forms a western extension to the Parker Centre building (see Photo 1), but the two are separated by an internal ‘courtyard’ area.

The purpose of this brief statement is to provide the planning background and development guidance for potential purchasers of the property known as the William Preye Centre, Houndsfield Road, Edmonton, N9 7RA as shown outlined in red on the site plan.

This guidance is prepared by the Council’s Strategic Property Services Department, in conjunction with Development Management and other Departments. The information is given in good faith, but it should not be relied upon to secure planning permission.

It should be emphasised that any planning application associated with this property and site will be treated on its merits, and prospective applicants are strongly advised to seek formal pre- application advice from the Council’s Development Management Department prior to submission of any development proposals.

For any further information regarding this guidance please contact the Strategic Property Services enquiry email address and telephone

number below.



Plan 1: William Preye Centre Location Plan DO NOT SCALE



Photo 3: Oblique Aerial showing site and surroundings

The Preye building has been well constructed and managed and is in good condition despite its age.

The existing space includes a substantial, naturally lit hall of approximately 146 sq metres and a range of other floorspace totalling approximately 137 sq metres (this includes separate rooms for activities, office, storage, kitchen, toilets and circulation space). Total existing net floorspace is approximately 283 sq metres (this figure does not include the internal ‘courtyard’ area).

A car park with marked spaces for 9 cars is located on the eastern boundary of the site. The site is rectangular with an approximate 37 metre street frontage and depth of approximately 22 metres.

To the rear (south) are terraced two storey houses on North Road. The eastern boundary of the site is formed by the Parker Centre building, which is to remain in Council ownership and which will continue to be used as a day centre by Age UK.

The Parker Centre building dates from the early 20th century, and is a two-storey brick structure with flat roof and metal framed windows.

To the west of the site is a single storey timber building, formerly used as a Red Cross training centre, and now used as a Church for religious services and related



activities. There is a historic outline planning consent (March 2006) for residential redevelopment of the former Red Cross site, which has now expired.

To the north, on the opposite side of Houndsfield Road, are residential properties and primary school premises (Houndsfield Junior Mixed Infants), with parking for approximately 15 to 20 cars.

Further east on Houndsfield Road (a cul de sac) are the public open spaces of Jubilee Park and Henry Barrass recreation ground, where there is a rough surfaced parking area for about 20 vehicles.

3 Potential Planning Constraints

The William Preye Centre is not subject to any site-specific designations in the Council’s Development Management Document (DMD) / Local Plan, and Houndsfield Road contains a variety of uses includes residential and school buildings. The street has a varied, mixed character.

The site is constrained but proximity to the Parker Centre building which will remain as an operational care building. Windows on the western flank overlook the site. Any potential development is also constrained by the back to back distances between any potential new build development and the rear elevations of the terraced houses in North Road (see Photo 3 and Drawing 1 below).

Drawing 1: Cross section of site showing relationship with existing housing

Source: Levitt Bernstein Architects

Given the proximity of adjoining housing, privacy, amenity and overlooking considerations will be important in judging the acceptability and appropriateness of a new use of the building and site, whether it is a conversion or new build. Activities may be subject to noise restrictions. The existing car park is likely to form part of any redevelopment proposals, but this should take account of the potential for on street parking and the desirability of encouraging greater use of public transport and cycling.



Plan 2: Site Plan DO NOT SCALE



The site could be reused or redeveloped for a community use, but it may also be appropriate for housing, subject to amenity and environmental considerations. The Council’s planning policy which seeks to retain community uses will need to be taken into account (see Planning Status below).

Drawing 2: Existing Building Heights

Source: Levitt Bernstein Architects 4 Planning Status

The planning policies that are relevant to the site include national planning guidance and the London Plan, as well as the local policies for Enfield, set out in the Core Strategy (adopted 2010), and Development Management Document (adopted 2014).

Relevant planning policies in the Council’s Core Strategy can be found here and relevant planning policies in the Development Management Document (DMD) here.

LB Enfield Core Strategy Planning Policies In respect of the continuing use of the site as a community / function building, or related facility, or the potential redevelopment of the site for other uses, including general residential, the key Core Strategy policies that should be taken into account are:

There is a need for new housing in sustainable locations across Enfield to meet the requirements of the London Plan (Core Policy 2);



40% affordable housing will be sought on all large residential development schemes (Core Policy 3);

All new homes should be built to Lifetime Homes standards and 10% of all homes should be wheelchair accessible (Core Policy 4);

A borough-wide mix of housing will be sought from development sites, with a focus on maximising larger family sized units (Core Policy 5);

5 Development Potential

This section considers the options for site development.

The assessment of development potential is focused on a replacement community or similar facility, residential development and a mixed scheme accommodating both uses.

The site is not considered to be suitable for retail, commercial, leisure or related uses for the following main reasons:

out of centre location / lack of main road frontage;

likely level of traffic generation and the access and parking requirements from such uses;

the limited size of the site and proximity of existing housing, highlighting amenity, privacy and overlooking issues.

Reuse / Conversion or replacement D1 Use

The principle of a community building or similar use on this site is already established by the existing lawful use (Use Class D1: non-residential institution). Uses covered by this use class include clinics, health centres, creche / day nurseries, non- residential education and training centres, schools, public halls, and places of worship. Any of these uses could occupy the existing building without the need of a separate planning consent, so long as there are no material external changes or alterations to the building.

Policy DMD 17 of the Council’s Development Management Document resists development leading to the loss of a community facility unless there is a suitable replacement or there is evidence to demonstrate that there is no demand for the existing use or any alternative community use.

Conversion or redevelopment of the existing buildings on the site to provide additional or more modern space incorporating community uses and other Use Class D1 uses could obviously represent an acceptable proposal, subject to environmental, amenity and other safeguards. Such a proposal would require planning consent.



Since the adjoining Parker Centre is a higher structure, it is considered that any new community building replacing the existing single storey structure could match that height, but the massing and siting of a single large building will need to be carefully designed.

A denser form of development than currently exists is likely to be appropriate and acceptable, so long as amenity, privacy and overlooking considerations both within the new proposals and in respect of the neighbouring uses (Parker Centre and the terraced housing on North Road).

Residential Redevelopment

The London Plan and local Development Plan policies for Enfield identify a need for new residential development. The William Preye Centre is a previously developed site located within the urban area, and therefore delivery of housing is supported by national and local planning policies.

The site represents a sustainable and suitable location for residential development, which could contribute a modern terrace of family homes, as required by local policy.

However, the site’s previous use as a community facility triggers Policy DMD 17 which as stated above resists development leading to the loss of a community facility unless there is a suitable replacement or there is evidence to demonstrate that there is no demand for the existing use or any alternative community use.

The building has been vacant for some time and previous users of the building have been accommodated in other premises and at other locations. There may however be new community uses and organisations who are looking for accommodation and any bidder proposing a residential redevelopment will need to demonstrate that such uses cannot viably be accommodated on the site or that there are suitable alternative options for any potential users of the building.

The density and design of residential development proposals will need to take account of the criteria and guidelines provided by the London Plan and policies / residential standards in the DMD as follows :-

On-site affordable housing will be required on all sites capable of delivering 10 or more units, unless site specific circumstances dictate (Policy DMD 1);

Developers of residential development will be expected to take a design led approach to maximising the provision of (3 bed+) family units (Policy DMD 3);

Residential development must preserve the residential amenity of existing residents and meet minimum space standards set by the London Plan (Policy DMD 8);

Residential development must provide minimum standards of amenity space and minimum distances between buildings (Policies DMD 9 and DMD 10);



Proposals involving the loss of community facilities will not be permitted unless a suitable replacement is available or evidence is submitted to demonstrate that there is no demand for the existing use or any alternative community use (Policy DMD 17);

Design quality and related criteria for new development are set out in the DMD (Policy DMD 37).

The London Density Matrix stipulates a density of up to 450 habitable rooms per hectare in this location (based on PTAL rating of 3) which suggests a guideline maximum of 36 habitable rooms for this site, whilst the London Plan parking standards, stipulate a maximum of 1 space per unit.

Mixed Use Redevelopment A mixed-use development incorporating both community uses and residential development might be an acceptable alternative comprising community uses on the ground floor with residential above. Proper consideration would need to be given to residential amenity, access to outdoor space, parking and the considerations set out above in respect of residential development.

Redevelopment for commercial / retail uses

The location of the site is not considered to be suitable for commercial or retail uses.

Planning policy directs retail uses to town centres and designated retail frontages, whilst employment uses are directed towards the Upper Lee Valley, Strategic Industrial Locations and other centres in accordance with the local Development Plan.

The site is not located within an area designated for employment, retail or leisure uses. In planning terms, such development would not therefore be acceptable in principle.

6 Summary

The William Preye site is located close to the trunk road network, junction 25 of the M25 motorway is located approximately 2.4 miles to the north. Edmonton Green rail station serves the City and central London.

There is a condition survey (October 2014) of the building and the adjoining Parker Centre which forms part of the sales particulars. The overall site extends to approximately 0.08 ha (0.21 acre) and is shown on Plan 2: Site Plan.

The existing space includes a substantial, naturally lit hall. Total existing net floorspace is approximately 283 sq metres (this figure does not include the internal ‘courtyard’ area). A car park with marked spaces for 9 cars is located on the eastern



boundary of the site. The site is rectangular with an approximate 37 metre street frontage and depth of approximately 22 metres.

To the rear (south) are terraced two storey houses on North Road. The eastern boundary of the site is formed by the Parker Centre building, which is to remain in Council ownership and which will continue to be used as a day centre by Age UK.

The Parker Centre building dates from the early 20th century, and is a two-storey brick structure with flat roof and metal framed windows. The single storey timber former Red Cross (now a place of worship) training centre is located to the west of the site. This site has a historic consent for redevelopment for housing, now expired.

The assessment of development potential in this Planning Statement is focussed on a replacement community building or similar facility (D1 use) and, as an alternative, residential development. Given its location, and other considerations, the site is not considered to be suitable for retail, commercial, leisure or related uses.

Conversion or reuse of the existing buildings on the site would obviously represent an acceptable proposal. Class D1 includes use as a clinic, health centre, creche / day nursery, non- residential education and training centre, school, public hall, and place of worship. Any of these uses could occupy the building without the need of a separate planning consent, so long as there are no external changes or alterations to the building.

Any redevelopment proposals should take account of amenity, privacy and overlooking considerations, both in relation to the Parker Centre and the existing terraced housing on the southern boundary of the site.

Although this is a brownfield, previously developed site, within the urban area, Policy DMD 17 resists development leading to the loss of community facilities, unless there is a suitable replacement or evidence is submitted to demonstrate that there is no demand for the existing use or any alternative community use.

The building has been vacant for a few years, and previous users of the building have been accommodated in other premises and at other locations. There may however be new community uses and organisations that could be interested in the property or new accommodation created as part of a redevelopment.

The density and design of residential development proposals or proposals combining community and residential use will need to take account of the criteria and guidelines provided by the London Plan and policies / residential standards in the DMD.

For further information on the development guidance prior to purchase contact Strategic Property Services, London Borough of

Enfield by email or phone

[email protected] or 020 8379 3184

mailto:[email protected]



This page is deliberately blank

www.enfield.gov.uk Strategic Property Services

http://www.enfield.gov.uk/

Documents

William Preye Centre Houndsfield Road Edmonton N9 7RA · 2019. 12. 23. · Edmonton, N9 7RA as shown outlined in red on the site plan. ... A car park with marked spaces for 9 cars