Proposals for Canbury Place car park discussed at Kingston Council meeting
The proposals to convert Canbury Place car park into residential apartments were discussed at a Kingston Council meeting on Tuesday, 14 January.
The meeting was attended by several councillors, local residents, and the applicant, Apache Capital's Chris Holidge, along with his colleagues.
The plans were originally submitted in 2019 "and was for a "hybrid" planning application that is, one that seeks full planning permission for one part and outline planning permission for another part of the same site.
"The scheme was in two phases, Phase 1 detailed application and Phase 2 outline application.
"The original application sought permission for the comprehensive redevelopment of the site to provide 389 Build to Rent residential units, 1,827sqm of office floorspace and 2,214sqm of gym/nursery/office/retail floorspace."
However, the application was amended recently to address concerns identified with the original proposal for the site.
The amended application asks for the: "Demolition of the existing buildings and the erection of two buildings (Block A - part 12, part 10, part 2 storey and Block B - part 15, part 12 storey) to provide residential apartments (Use Class C3) comprising (159 x 1-bed, 67 x 2-bed, and 39 x 3-bed) with associated facilities, and flexible workspace (Use Class E) (447sqm) with associated access, parking and landscaping arrangements, including the stopping up (closure) of Kingsgate Road."
The amended scheme relates to a reduced site area, and now excludes the parade at 13-43 Richmond Road, which originally formed the outline application and the second phase of the development.
At the meeting, Holidge and his colleagues, Ian Fehn from JTP, Simon Roberts from SWP, and Duncan Roberts, gave a presentation explaining the proposals.
During the presentation, Holidge explained that a third of the proposed apartment buildings have been reduced to 15 storeys.
He added that this will be a "car-free development", with the exception of eight disabled parking spaces, and that the proposals include 27 affordable homes with 18 of those "to be rented at discounts to market prices".
When planning the scheme, Holidge explained, the marketing was targeted at key workers and that "wider and community improvements" were identified.
He said it's an "Attractive and safe scheme for residents to walk around at all points of the day" and that there will be "no dark spaces for antisocial behaviour".
During the presentation, Duncan Roberts discussed how the scheme will impact highways and transport in the area.
He explained that the cut through at the site, which leads to Kingsgate Road, "was a key element to consider".
He said: "In terms of crossing Kingsgate Road, there are limited opportunities from our perspective, from our review, we've got a zebra crossing sort of closer to the Sopwith Way junction, but also, another crossing at the Kingsgate Road junction incorporated within the controls there in terms of seven Kingsway.
"But at the southern section, we noticed that there's an informal pass exception unsignalized, so pedestrians and cyclists have to cross in between gaps in the traffic flow."
He added: "And on the eastern side of seven Kingsway, there's a gap in the footway, so the footway runs on the eastern side with the Seven Kings Way along the Queens development and then stops at the northern northwest corner of the site and a very car dominated area with the Canbury Place car park."
Duncan continued to explain his proposals for the highways and transport in the proposed area, which, he said, have been approved by Transport for London (TFL).
The plans propose for 265 high quality new homes, 15% of which will be three-bedroom family homes.
This has increased from 10% from the original plans.
The applicants said that 31% of the site will have biodiversity net gain, "which is incredibly important and essentially a car free development promoting sustainability".
There are over 400 cycle spaces proposed on the scheme and eight blue badge disabled parking spaces.
Following the presentation, six members of the community/ local forum representatives, were free to share their concerns about the scheme.
One local resident who lives in Queen's House, which is next to Canbury Place car park said: The severe overshadowing impact the developer proposed two tower blocks, ten and 12 storeys high, just 20m from our homes, as our closest side to the side is predominantly five to seven storeys high. These would be twice the size of Queen's House."
He added: "It's also rather annoying that the developers keep claiming we have a nine-storey block when all we have is one flat on the far corner that does have a ninth floor, but the rest are five to seven stories.
"The developers own reports reveal their blocks will capture 75% of available sunlight, and I've heard here them claiming their 75% jewel aspect.
"So, they're boasting about the amount of light and sun they're going to add to their development. But it's all at Queen's House expense, and it's costing our side of the building into shadow.
"And the gaps that were there between the two blocks will not make a lot of difference to Queens."
He continued: "Only the sun and light will only arrive on a few of the flats, but of course it will benefit their development because it means they can add a lot more balconies and get extra sun and light into their buildings.
"Many Queen's House flats will be reduced to just an hour or two of sunlight, and only in summer. This fails both the London Tall Building Guidelines and North Kingston Brief, which specifically state development should not unfairly overshadow neighbouring properties."
The resident also suggested that "the proposed garden layout demonstrates poor design choice."
He said: "The developers plan to position gardens and play area as next to three lanes of queuing traffic on Sopwith Way, exposing users to noise and vehicle fumes.
"They've acknowledged this problem, as this year they have proposed a 2.5m high wall all along Sopwith Way, effectively admitting it's an unsuitable location.
"Of course, the developers have chosen this location so that their blocks are set back close to the Queen's house in order to selfishly offer their building the best views, maximum sun and light, and away from Sopwith Way.
"The developers claim they have no choice but to build high and close to the Queen's site, because of the need for housing and the constraints of the size.
"But the latter is not true, as there is a simple solution that addresses both these issues. Lower their tube blocks and move them towards Sopwith Way, then relocate the gardens from there to between us and the new development.
"We've done a cut and paste job on their drawings, and it proves that it would fit perfectly.
"And that would allow much more life to clean, since it would preserve more natural life for the existing residents."
"He told the applicant: "Create a safer, larger and quieter green space property. Connect directly with the Linear Gardens and Richmond Road as specified in the Kingston Brief.
"Benefit the wider community, not just new residents on the development. Provide a safer cycle route between us and the development via the relocated gardens."
The councillors present, bar those on the planning committee for this scheme, were also invited to raise their concerns about the proposals.
Cllr Rowena Bass asked the applicant why, if the scheme is targeted at key workers, it is car-free, given that key workers need to be able to commute to work.
The applicant and his colleagues replied that the scheme is car-free due to "public realm improvements and affordable housing impacts this".
The council is yet to make a decision on this scheme.
The full meeting can be viewed here.
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