Planning in Ealing

EALING LOCAL VARIATION - DESIGNING OUT CRIME

C Applicants should consult with the local Metropolitan Police Crime Prevention Design Advisor (CPDA). D Development should make contributions to community safety works where appropriate.

EALING LOCAL POLICY - AMENITY

A Development which in the course of its operations will cause emissions of any sort must; a) not erode the amenity of surrounding uses or the site itself b) take all reasonable steps to ameliorate these emissions c) provide all necessary evidence of mitigation that is requested by the local planning authority B The requirement to properly regulate and ameliorate emissions applies also to functionally separate areas within a given development, for instance between separate flats or dwellings. C Sensitive uses will not be permitted where these would achieve acceptable levels of amenity only by substantially sealing residents or users off from their surrounding environment. D Development that is sensitive to operational emissions of a particular type must avoid locating in areas in which there are established concentrations of such emissions that cannot be properly addressed through the design process.

EALING LOCAL VARIATION - LOCAL CHARACTER

D Development in Ealing's existing built areas should complement their; a) street sequence b) building pattern c) scale d) materials e) detailing

EALING LOCAL VARIATION - LOCATION AND DESIGN OF TALL AND LARGE BUILDINGS

G In addition to the above principles, tall buildings should; a) accord with the spatial objectives of the Development Strategy in being located on specified sites within Acton, Ealing and Southall town centres, gateways to Park Royal and identified development sites b) offer an outstanding quality of design c) make a positive and appropriate contribution to the local context and the broader area on which they impact H Tall buildings are defined as those that are substantially taller than their neighbours and/or which significantly change the skyline

EALING LOCAL POLICY - DESIGN AMENITY

A New development must achieve a high standard of amenity for users and for adjacent uses by ensuring; a) high quality architecture b) good levels of daylight and sunlight c) good levels of privacy d) coherent development of the site e) appropriate levels of development on site f) positive visual impact g) legibility and accessibility B External treatments, fittings and materials must complement the building and context and must not impair the visual amenity of surrounding uses. C Extensions to existing development should ensure that the resulting development as a whole meets design standards.

EALING LOCAL VARIATION - LONDON'S VISITOR INFRASTRUCTURE

D Hotel development in Ealing is directed toward Acton, Ealing and Southall Town Centres, and to locations with good public transport accessibility.

EALING LOCAL POLICY - EMPLOYMENT USES

A Outside of SIL, LSIS, and Site Allocations change of use from employment uses, or the redevelopment of the site for a non-employment use, may be permitted where all of the following can be demonstrated; a) the site is not viable for re-occupation (including renewal and refurbishment) b) the site is not viable for an alternative employment use (including small offices where appropriate) c) the proposal does not constrain or undermine neighbouring employment uses B Where retaining a building or site in employment use is not viable the council will seek mixed use development which maximises the number of jobs provided.

EALING LOCAL VARIATION - MINIMISING CARBON DIOXIDE EMISSIONS

F Major new-build residential developments are required to achieve the following standards under the Code for Sustainable Homes, or equivalent: (i) 2012 onwards - Level 4 (ii) 2016 onwards - Level 5 G Other new residential development in Ealing must achieve Code for Sustainable Homes Level 4 as a minimum. H Major residential developments consisting of the refurbishment of existing buildings, including the conversion of existing buildings to form flats, are required to achieve a BREEAM Domestic Refurbishment Scheme rating of Excellent, or equivalent. I Major non-residential developments are required to achieve a minimum Very Good rating under the most up-to-date BREEAM or equivalent scheme and make reasonable endeavours to achieve Excellent and Outstanding. J Other new development including residential extensions and conversions should undertake energy efficiency improvements up to 10% of the value of the proposed works.

EALING LOCAL VARIATION - GREEN INFRASTRUCTURE: THE NETWORK OF OPEN AND GREEN SPACES

G The above Strategic principles will apply to the management of Ealing's defined network of Green Infrastructure. Improvements and extensions to this network will be sought wherever possible. H The coherence of green and open spaces and their integrity in fulfilling the complementary functions of nature conservation, heritage conservation and recreation remain the overriding principles governing their development, extension and use. Only development ancillary to the open space will be permitted. The size of development within green and open spaces and its impact upon visual openness must be kept at a minimum. I Development should not compromise the visual openness or heritage value of open and green spaces particularly with regard to views within and across these areas. The impact of development upon views to and from open and green spaces is also a material consideration.

EALING LOCAL VARIATION - URBAN GREENING

E Development proposals should replace existing trees and plantings on the basis of no net loss of amenity.

EALING LOCAL VARIATION - GREEN ROOFS AND DEVELOPMENT SITE ENVIRONS

C Green roofs are strongly encouraged on all development where it would be appropriate in design, contextual and conservation terms. Green roofs should be provided on major development that falls within 100m of the following designations: Green Belt, Metropolitan Open Land, Green Corridor, Public Open Space, Community Open Space and Sites of Importance for Nature Conservation.

EALING LOCAL VARIATION - FLOOD RISK MANAGEMENT

F All development, including that on land that is not part of a defined floodplain, must ensure that it is not vulnerable to surface water, sewer and groundwater flooding. G New development that reduces the capacity of the floodplain or is in any way vulnerable to flooding will not be permitted within an 8m buffer along all main rivers, and a 5m buffer alongside all ordinary watercourses. H There is a general presumption against the use of treatments that do not take a sustainable approach to drainage in domestic gardens and open space.

EALING LOCAL VARIATION - CONTAMINATED LAND

D Contaminated land must be treated in a manner appropriate for its proposed use. Evidence of the appropriateness of the measures to be taken must be submitted as part of the planning application.

Ealing Local Policy - Open Space

Planning Decisions A All developments that increase demand for open space will be expected to make an appropriate contribution towards meeting this additional demand, having regard to the standards detailed in table 7D.2. B Any development adjacent to or neighbouring existing open space should seek to enhance and not compromise the character of that open space or its function

EALING LOCAL VARIATION - IMPLEMENTING THE LONDON VIEW MANAGEMENT FRAMEWORK

J Development proposals should consider opportunities to facilitate and enhance views of the Landmarks designated below. K Proposals for the development of designated Landmarks should not compromise or detract from those elements that make them important as landmarks. 1) Earthen mounds, Northala Fields, Western Avenue UB5 2) The Metropolitan Centre Tower, Bristol Road, Greenford UB6 3) St Mary's Church, Church Road, Hanwell W7 4) Wharncliffe Viaduct 5) Hanwell Community Centre, W7 6) St Thomas's Church, Boston Road, W7 7) St Stephen's Court, W13 8) Ealing Town Hall, Uxbridge Road, W5 9) St Mary's Church, St Mary's Road, W5 10) Christ the Saviour Church, New Broadway, W5 11) Polish Catholic Church, Windsor Road, W5 12) The Water Tower, Hillcrest Road, W5 13) St Mary's Church, The Mount, W3 14) Acton Town Hall, Acton High Street, W3 15) St Dunstan's Church, Friars Place Lane, W3

EALING LOCAL POLICY - HERITAGE

A Development of heritage assets and their settings should; a) be based on an analysis of their significance and the impact of proposals upon that significance. b) conserve the significance of the asset in question. c) protect and where appropriate restore original or historic fabric. d) enhance or better reveal the significance of assets. B Development within or affecting the setting of Conservation Areas should; a) retain and enhance characteristic features and detailing and avoid the introduction of design and materials that undermine the significance of the conservation area. b) retain elements identified as contributing positively and seek to improve or replace elements identified as detracting from the Conservation Area C The significance of heritage assets should be understood and conserved when applying sustainable and inclusive design principles and measures. D Harm to any heritage asset should be avoided. Proposals that seek to cause harm should be exceptional in relation to the significance of the asset, and be clearly and convincingly justified in line with national policy.

EALING LOCAL VARIATION - OPTIMISING HOUSING POTENTIAL

B Appropriate density ranges in Ealing will normally be; Central in Ealing Metropolitan Town Centre, Urban in Acton, Greenford, Hanwell and Southall Town Centres, and Suburban in the rest of the Borough.

EALING LOCAL VARIATION - QUALITY AND DESIGN OF HOUSING DEVELOPMENTS

F The space standards in table 3.3 will apply as minimum requirements for residential development in Ealing and should be implemented according to the detailed provisions of the London Housing Design Guide and the London Housing SPG. G For the purposes of the above space standards, usable floor area is defined as spaces where there is a minimum of 2.5m between finished floor level and finished ceiling level.

EALING LOCAL POLICY - AFFORDABLE HOUSING

A Affordable housing will be sought on all developments capable of providing 10 or more residential units. This will be negotiated on the basis of a 50% provision at a 60/40 split of social or affordable rented accommodation to intermediate provision. G In negotiating the level of affordable housing provision viability assessments must be based on a standard residual valuation approach with the benchmark land value taken as the existing/alternative use value.

EALING LOCAL POLICY - SPECIAL RESIDENTIAL ACCOMMODATION

A The development of special residential accommodation will be supported where it meets the identified needs of a specific local group and satisfies the amenity objectives of the plan.

Ealing Local Policy - Presumption in Favour of Sustainable Development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and, where relevant, with polices in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise – taking into account whether: • Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or • Specific policies in that Framework indicate that development should be restricted.

EALING LOCAL POLICY - RETAIL

A A1 retail uses should constitute 100% of the designated Primary Frontage at street level. B A1 retail uses should constitute no less than 40% of the number of units within the designated Secondary Frontage at street level. Other uses should complement and enhance the functioning of the retail area. C Development in any designated frontage should not result in a net loss of active frontage and should increase the active frontage where appropriate. D All residential areas of the Borough should be served by local shopping within a 400m radius. Development should not result in the loss of necessary local shopping and should contribute to the provision of new retail in areas of emerging need or existing deficiency.

EALING LOCAL POLICY - MAIN TOWN CENTRE USES

A Main town centre uses must relate well to their surroundings, high quality façade design is particularly important in this respect B Development must not result in over-concentration of a particular use type where this use may erode local amenity by nature of that concentration. C Standards applying to specific use types are set out in table 4C.1 below.

EALING LOCAL VARIATION - PARKING

F Local variations to London Plan parking standards are detailed in table 6.2 below.