References: P/2010/1248 00586/I/P1

Address: Corner of Whitton Dene and Heath Road

Ward: Hounslow South

Proposal: Redevelopment of the vacant car park to provide four three-bedroom dwellings

Drawing numbers: Amended Plans WHI-EX1, WHI-PR-1 B, WHI-PR-2 B, WHI-PR-3, WHI-PR-4 B, WHI-PR-5 B, WHI-PR-6.5 B, WHI-PR-7 B, WHI-PR-8 C, WHI-PR-9 B; Received 03 September 2010.

Unnumbered Solar Study; Received 3 September 2010.

Application received: 19 May 2010

1.0 SUMMARY

1.1 The proposal seeks planning permission for the redevelopment of the vacant car park to provide four three-bedroom dwellings.

1.2 The proposal would add interest to an open and largely disused site. It would provide good quality single-family housing, for which there is an identified need within the borough, and it would not be prejudicial to the free and safe flow of vehicular and pedestrian traffic. It would accord with relevant policies and guidance and approval is therefore recommended.

2.0 SITE DESCRIPTION

2.1 The site, which has an area of 450m2 and is broadly level, is positioned on the junction of Whitton Road and Heath Road approximately 190m north of the Hounslow Overland Train Station.

2.2 The site has a large west facing road frontage to Whitton Road of approximately 27.5m and a smaller north-facing frontage to Heath Road of approximately 15.5m. Adjacent to the eastern boundary of the site is the property and flank elevation of No. 1 Heath Road, this property runs the full width of the subject site. Located to the south is No. 84 Whitton Road, which also runs further than the southern boundary of the subject property.

2.3 The Shire Horse Public House is located to the north of the site, and is situated on the opposite side of Heath Road, again on the junction with Whitton Road. It is noted that the Shire Horse Public House is no longer trading as a public house, although there has been no planning permission to change the use of the premises. A block of flats is located to the east, on the opposite side of Whitton Road. The opposite side of the Heath Road and

CENTRAL AREA COMMITTEE (PLANNING) 16 September 2010

callum.sayers@hounslow.gov.uk

Whitton Road junction is Cross Lances Road. On the southern side of this junction is the residential property of 59 Whitton Road.

2.4 The application site was previously associated with the Shire Horse Public House which is located on the opposite side of Heath Road, however the application now states that it is vacant. The application for has signed Ownership Certificate A, stating that the vacant car park is owned by the applicant, and is separate from the Shire Horse Public House.

2.5 The site is within a generally residential area, characterised by predominantly semi-detached housing but with detached and terraced housing also close by. To the north of the site, on the western side of Whitton Road are commercial properties.

2.6 The site has a Public Transport Accessibility Level of 5, which is very good, where 6 is excellent and 1 is very poor.

2.7 The site is not in a Conservation Area.

3.0 HISTORY

3.1 There is no current planning history for this site. 4.0 DETAILS

4.1 The following amendments were requested by the case officer and subsequently made.

• Removal of the single storey element on the rear elevation of Unit 1

• Obscure glazing of selective saw-tooth windows to Unit 2 and Unit 3;

• Added interest to the rear elevation of the properties;

• Removal of waste and recycling facilities from the front gardens;

• Increase in landscaping along the front elevation.

4.2 The proposed dwellings would be set out as a terrace, and would be two-stories with a bedroom located within the roof space. The dwelling would have the following internal habitable rooms and floor area.

House Bedrooms Habitable Rooms

Floor Area (m2)

1 3 4 91.35

2 3 4 97.75

3 3 4 97.15

4 3 4 98.08

4.3 The tables below, under paragraphs 7.27 and 7.29, demonstrate the internal space provision of each of the houses respectively. Each house would have a secure area of private amenity space to its rear.

4.4 The proposed housing development would be laid out in a terrace style development. The property would be characterised by each dwelling within the terrace having a gable feature on the elevation that is facing a highway, and also where the houses within the row of terraces face each other. The maximum height of the terrace is 9.0m, but decreases to a height of 8.2m. This decrease in height provides a visual break within the row of terraces houses, and also a feature where each of the houses would be accessed.

4.5 Each of the houses would be accessed via a front door, which opens onto Whitton Road.

Materials

4.6 The architectural style for the houses would be terrace with gable ends and also each house differentiated with its own front facing gable feature. It is proposed to utilise white render on the front elevation with brick soldier course to add interest. The recessed features in the front elevation of the elevations would be finished in brick. Circular windows are proposed to be located in the front and rear gable features. The windows are proposed to be finished in white uPVC.

Proposed Boundary Treatment and Landscaping

4.7 The eastern and southern boundaries would be bounded by a 1.8 metre high fence, Where terraces front Whitton Road, the existing fencing would be replaced with a knee rail, and soft landscaping is proposed to be located on the property side of this front boundary treatment.

4.8 Final details of soft and hard landscaping would be determined through the condition process (see condition 7).

Access, Parking and Bike and Refuse Storage

4.9 It is proposed that development be car-free. The site is located within an area of good public transport accessibility levels, and therefore in principle a car free development may be acceptable. The applicant has agreed to enter into a S.106 agreement to ensure that future residents would not be able to apply for resident parking. Refer to Section 9, Planning Obligations for the S.106 details.

4.10 Pedestrian access would be via the existing footpath along the western side of the property on Whitton Road.

4.11 All houses would have direct access to their rear gardens and would therefore be able to safely and securely store bikes within their curtilege.

4.12 The development proposes the construction of four three-bedroom houses, and as such the refuse would be located within each of the houses.

5.0 CONSULTATIONS

5.1 Fifteen surrounding neighbouring properties were notified 24 May 2010. Two Site Notices were also erected. Three replies were received, commenting as follows:

Comment Response

Obstruction of sunlight and daylight

Sunlight shading diagrams provided show that the proposed development would not unacceptably affect access to sunlight and daylight at neighbouring properties.

Impact of Visual Amenity and oppressive impact of new houses

The properties would be consistent with the design and scale of houses and their plots in the area.

Lack of off-street parking not acceptable. Extra competition for on-street parking and loss of 8-10 spaces in the existing car park that are currently used during the day

The location and development are suitable for car-free development with restriction of on-street parking permits. Refer to Section 9 and paragraphs 7.45 – 7.47.

Disturbance during Building Works

Hours of construction would be controlled and appropriate measures taken to prevent adverse effects from construction by Conditions 4 and 5.

Loss of privacy & noise Rear facing windows have been positioned in a saw-tooth fashion and appropriately obscure glazed to protect privacy. Housing is an appropriate use in a predominately residential area and cannot be considered likely to generate inappropriate levels of noise.

Loss of security The dwellings would provide a more secure environment for neighbours than a car park.

Three houses with parking spaces would be preferable

The application must be considered on its merits.

6.0 POLICY

Determining applications for full or outline planning permission

6.1 When determining applications for planning permission, the authority is required to have regard to the development plan, so far as is material, and to any other material considerations. In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise.

The Development Plan

6.2 The Development Plan for the Borough comprises the saved policies in the Council’s Unitary Development Plan (‘UDP’), the Employment Development Plan Document, the Brentford Area Action Plan and the London Plan.

6.3 The London Plan (Consolidated with alterations since 2004) was adopted in February 2008.

6.4 The UDP was adopted in December 2003 and was amended and saved as of 28 September 2007 by Direction from the Secretary of State.

6.5 The Employment Development Plan Document (EDPD) was adopted on 25 November 2008 and has superseded the Employment Policies contained in UDP Chapter 7 and the following Implementation Policies contained in UDP Chapter 2: IMP.4.1, IMP.4.2, IMP.4.3, and IMP.4.4.

6.6 The Brentford Area Action Plan (BAAP) was adopted on 27 January 2009 and has superseded the following Implementation Policies contained in UDP Chapter 2: IMP.2.1 and IMP.3.1.

Unitary Development Plan

ENV-B.1.1 New Development

ENV-B.1.9 Safety and Security

ENV-P.2.4 Recycling Facilities in New Departments

H.4.1 Housing Standards and Guidelines

H.6.2 Environmental Improvements in Residential Areas

T.1.2 The Movement Implications of New Development

T.1.4 Car & Cycle Parking & Servicing Facilities for Developments

T.2.1 Pedestrian Access

T.2.2 Pedestrian Safety and Security

Appendix 1 Privacy and Spacing Between Buildings

Appendix 2 Waste Management & Collection in Residential Developments

Appendix 3 Parking Standards

Appendix 5 Supplementary Planning Guidance

London Plan

Policy 2A.1 Sustainability Criteria

Policy 3A.1 Increasing London’s Supply of Housing

Policy 3A.2 Borough Housing Targets

Policy 3A.3 Maximising the Potential of Sites

Policy 3A.5 Housing Choice

Policy 3A.6 Quality of New Housing Provision

Policy 3A.11 Affordable Housing Thresholds

Policy 3C.1 Closer Integration of Transport and Spatial Development

Policy 3C.23 Parking strategy

Policy 4A.3 Sustainable Design and Construction

Policy 4B.1 Design Principles for a Compact City

Policy 4B.4 London’s Buildings: Retrofitting

Policy 4B.8 Respect Local Context and Communities

London Plan Supplementary Guidance

April 2004 Accessible London: Achieving an Inclusive Environment

National Guidance

PPS 1 Delivering Sustainable Development

PPS 3 Housing

PPG13 Transport

1997 Supplementary Planning Guidance

Section 9.0 Form and Design

Section 10.0 Private Amenity Space

Section 11.0 Internal Space Provision

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are:

• The principle of residential development on the site;

• The siting, design and appearance of the proposed development;

• The quality of the accommodation;

• The impact on neighbours’ living conditions;

• The provision of car and cycle parking facilities and traffic impact; and

• Sustainable design.

Principle - General

7.2 National planning guidance (PPS 1 and PPS 3), the London Plan and the Unitary Development Plan (UDP) encourage sustainable, well designed housing that maximises the use of previously developed land and existing infrastructure to meet the housing needs of the community.

7.3 PPS 3 encourages high quality schemes for housing developments that make consideration of the principle of the provision of additional dwellings on the site should have regard to its location in relation to shops, its proposed density and residential mix.

7.4 The application site is considered to be a brownfield site, as it is previously developed land used as a car park. This makes it more desirable land to develop for residential use, rather than encroaching into green space and/or garden space.

7.5 The proposed site has been previously used as a car park to the Shire Horse Public House located on the opposite side of Heath Road. The premises do

not appear to be used as a Public House currently, rather used as what appears as office space. Whilst it is not known what the actual use of the pub is, this is not an issue that would prevent the determination of this application.

Principle - Location

7.6 The site is in a mixed area, with both residential properties directly adjacent, with commercial use located north of the site on Whitton Road. Houses in the area are a combination of terraces and semi-detached with either two or three levels. Located to the east of the site is a three-storey housing estate.

7.7 The site is located at the intersection of two relatively busy roads: Heath and Whitton. There are bus stops in either direction almost directly in front of the site, servicing routes H20, 281 and 681, connecting the site to Hounslow Town Centre and other public transport links. The Hounslow Over Ground Train Station is located approximately 190m to the south of the site.

7.8 In such areas, PPG13, Transport advocates reduced or zero levels of on-site parking for commercial uses, and also encourages car-free housing in suitable cases. The Council’s own parking standards are stated in UDP Policy T.1.4 to be maximum requirements, with no minima. The standard for residential conversions also states that each case will be considered on its merits.

7.9 It is considered that in terms of the location, some residential development would be appropriate on the site. The extent and nature of that development, however, will depend on other factors such as the character of the surrounding area, the impact of the development on neighbours, traffic and parking, and the quality of accommodation proposed.

Principle - Density

7.10 Policy 3A.3 of the London Plan states that Boroughs should ensure that new developments achieve the highest possible intensity of use compatible with the local context, the design principles in policy 4B.1 and with public transport capacity. This policy is supplemented with a matrix table (Table 3A.2). The density matrix sets a strategic framework for appropriate densities at different locations.

7.11 The London Plan recommends that the site (i.e. in an urban setting and with a PTAL 4 - 6) should have a density in the range 200-700 habitable rooms per hectare and 45 - 185 units per hectare. This indicates that, in principle, residential development at this density could be appropriate on the site.

7.12 The site is 0.04 hectares in area. The application seeks the erection of four three-bedroom houses with four habitable rooms each. This is a total of four units and 16 habitable rooms, giving a density of 90 units per hectare and 363 habitable rooms per hectare. This generally accords with the London Plan’s density matrix, although the units per hectare are below that indicator’s range.

7.13 It is important to note, however, that the matrix is a guide only and that Policy 3A.3 stipulates that a proposed development’s intensity of use must be

compatible with the local context, of good design and appropriate to public transport capacity in the area.

Principle – Residential Mix

7.14 PPS 3 and the London Plan encourage new residential developments to provide a choice of housing with a mix of family and non-family housing being needed to meet the different requirements of the community. Policy 3A.5 of the London Plan seeks to ensure that new development offers a range of housing sizes and types with all new housing to be built to ‘Lifetime Homes’ standards. Additionally 10 per cent of all new housing is to be designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users.

7.15 The Hounslow Plan 2006-2010 has the Council Executive’s objectives for its term. Although not part of the Development Plan, this document identifies various priorities for the local community with one aim being to increase the proportion of new dwellings that are larger family-sized dwellings instead of one and two bedroom dwellings. The Hounslow Plan aims for 35% of new dwellings to have three or more bedrooms.

7.16 The Design and Access Statement and the Planning Statement indicate that the internal layouts of all the proposed dwellings have been designed to suit Lifetime Homes standards, and that 100% of all dwellings are adaptable for use by non-ambulant persons, and this can be ensured via condition 11 and 12.

Siting, Design and Appearance

7.17 A key objective of PPS 3 is the provision of high quality housing of good design. Design that is inappropriate in its context should not be accepted. Paragraph 16 of PPS 3 lists matters to consider when assessing design quality and includes ‘the extent to which the proposed development is well integrated with, and complements, the neighbouring buildings and the local area more generally in terms of scale, density and layout’.

7.18 Policy 4B.1 of the London Plan lists principles that new development should adhere to. This includes respecting an area’s local context, history, built heritage, character and community. Policy 4B.8 elaborates on this principle providing that new developments should preserve or enhance local social, physical, cultural, historical, environmental and economic characteristics.

7.19 Policy ENV-B.1.1 of the UDP also promotes high quality design that enhances the overall environmental quality and townscape. Section 9.0 of the UDP Supplementary Planning Guidance (SPG) provides standards for the design and layout of developments to enable them to be compatible with, and make a positive contribution to the character of the locality. New development should realise the potential of the site, but also complement the surrounding area in terms of massing, bulk, height of building and human scale.

7.20 As noted above in previously, the predominant character of the area is semi-detached and terraced properties with small to medium areas of private

amenity space. The proposed development would include four three-bedroom houses in a row of terraces. All proposed dwellings would have adequate internal living space and provide family accommodation. It is noted that all proposed dwellings would be unable to comply with the private amenity space.

7.21 The existing houses fronting Whitton Road, neighbouring the site to the south, also have a strong building line. The front elevations are on an angle facing towards Whitton Road, whereby properties to the north of the site on Whitton Road have no front gardens. The front elevation of the houses would ensure that this strong building line is followed on Whitton Road.

7.22 The development would also successfully address the junction of Whitton and Heath Roads. The northern flank elevation of Unit 1 is set back within the site from Heath Road, to ensure that it provides a relationship with the front elevation of the existing dwelling at No. 1 Heath Road. The houses have been designed in a homogenous group, whereby drawing on the design cues of dwelling in the immediate vicinity. No. 84 and 86 Whitton Road are noted as both being tall narrow dwellings, with gable features on both the front and flank elevations. A row of terrace style dwellings is located on the southern side of Heath Road, which is directly to the rear of the application site.

7.23 In terms of the proposed development’s relationship to the site’s boundaries, as mentioned earlier the dwelling would respect the prevailing building line along Whitton Road. The corner of Unit 4 nearest No. 84 Whitton Road would be located 2.0m from the front boundary, with the building line decreasing the further north it travels across the site, ending 0.85 from front elevation of Unit 1 and the front boundary at the junction of Whitton and Heath Roads. The rear elevation of Unit 1 is located 6.36m from the rear boundary, which is the flank boundary of No. 1 Heath Road. It is noted that a carport is located at this common boundary. The rear gardens increase in depth the further south through the site, where Unit 4 has a maximum of 7.19m from the rear elevation to the common boundary with No. 1 Heath Road.

7.24 As such, it is considered that the proposed development would relate well to its site. As a result of its generous layout it would not overdevelop the site, would respect neighbouring buildings and complement the surrounding area.

7.25 In terms of siting, it was noted previously that the site is well connected to public transport links (particularly buses and overland rail station) and there is open space located to the north-east in the form of allotment gardens.

7.26 The UDP and supplementary guidance indicate that a new development should positively contribute to the character of the area, and PPS 1 states, in paragraphs 13 and 33-39, that new development should ‘make places better for people’ and ‘take the opportunities available for improving the character and quality of an area’. This means, among other things, that any new development should add to the overall character and quality of the area.

7.27 It is considered that the preceding discussion under ‘Siting Design and Appearance’ has demonstrated that the proposed development would enhance the character of the area. As such, it is considered that the proposed

development would accord with the relevant UDP and associated guidance and national and London Plan policies.

Quality of Accommodation

7.28 New housing must be of a high quality and design that is well laid out and includes adequate internal space and access as well as privacy and a satisfactory aspect. Where family housing is proposed, the needs of children’s’ play space must be recognised and housing should also meet Lifetime Homes standards to ensure it is suitable for the changing needs of different groups in the community over time. Policy H.4.1 of the UDP and associated UDP SPG includes standards and guidelines for new housing.

7.29 As shown in the table below all but one of the houses is able to meet the recommended minimum internal floor areas for new dwellings from the SPG. Whilst it is acknowledged that the Unit 1 is unable to meet the 94m2 floor area, it fails to meet it by only 2.65m2. Furthermore it is noted that Unit 1 is able to meet all other internal space provisions, and also provides functional and useable internal space. It is considered that all four proposed dwelling would provide a satisfactory level of internal space.

House Floor Area (m2) SPG Standard. (m2)

1 91.35

94m2

2 97.75

3 97.11

4 98.08

7.30 The UDP SPG also recommends room sizes for proposed conversions. Although specific to conversions, they provide a good general indication of the Council considers acceptable in terms of room sizes. The table below demonstrates the performance of the proposed scheme against this guidance.

Room Standard 1 2 3 4

Living/Diner/Kitchen 23.5

(16+7.5) 25.84 N/A N/A N/A

Living/Diner 15 N/A 16.68 17 16.60

Kitchen 7.5 8.28 10.75 10.66 10.79

Bed 1 12 9.47 9.49 9.41 9.56

Bed 2 10 12.73 15.97 15.80 15.93

Bed 3 6.5 16.25 13.61 13.38 12.0

Bath 3.7 4.41 5.15 5.27 6.22

7.31 This clearly demonstrates that the scheme would provide more than adequate

internal space and that the room sizes are acceptable.

7.32 The UDP SPG provides guidance on the amount of private amenity space to be provided by new development. The table below indicates compliance with the SPG recommendation.

House Amenity Space (m2) SPG Standard. (m2)

1 39.86

60 2 36.21

3 39.69

4 46.85

7.33 The table above indicates that none of the four proposed houses are able to

meet the minimum amenity area.

7.34 The SPG indicates that when considering the appropriateness of amenity space the following should be taken into account: the character of the local area, visual amenity space at the front of the property and useable amenity space.

7.35 The local area is characterised by semi-detached and terrace style houses with a variety of differently sized rear gardens.

7.36 It is acknowledged that the amenity spaces provided for each of the houses do not comply with the recommended amenity standards; they do nonetheless provide a defensible, usable and functional rear amenity space.

7.37 On the basis of the above, it is considered that the proposed development would provide a high quality of accommodation for its residents, in accordance with relevant guidance and policies.

Neighbours’ Living Conditions

7.38 Located to the north and on the opposite of Heath Road, is the Shire Horse Public House (although it does not currently appear to be operating as such). The flank elevation facing this property from Unit 1 has windows on the ground floor serving a living room, and on the first floor has windows serving bedroom 1 and bedroom 2. The habitable rooms of Unit 1 do not look out into other habitable rooms, as the Shire Horse Public House is not currently used for habitable purposes. Notwithstanding this fact, it would be a relationship

between windows across the street that is represented commonly along Heath Road.

7.39 To the east is the flank elevation of No. 1 Heath Road. It is noted that there is a single storey side extension to No. 1 Heath Road, which provides a garage to the property. The main flank elevation is set to the east of that. The property has a two-storey outrigger located to the rear of the main property, in which flank windows are located facing the subject site. Building records indicate that these window on the ground floor serve a dining room and a kitchen, and on the first floor a bedroom and toilet.

7.40 The applicant has a number of windows located along the rear elevation of the property at first floor level, which serve habitable rooms. It is noted that the 21.0m separation distance between habitable rooms as set out in the SPG’s, is unable to be met, rather a distance of 12.47m is provided. To overcome the potential harm to the property at No. 1 Heath Road in terms of privacy, the applicant has provided saw-tooth rear facing windows to Unit 2 and Unit 3. The proposed elevations detail where the line of site to the habitable rooms would be from the saw-tooth window, and it is proposed that those two windows would be obscure glazed (south facing windows of Unit 2 and north facing windows of Unit 3). Condition 15 of this report would secure this requirement if the application were to be approved.

7.41 To the south, 84 Whitton Road would be the closest neighbouring building to the proposed development. However there would be no windows to a habitable room directly facing the Whitton Road property. There would be a 1.8m high boundary fence as well as existing trees and proposed plantings to enhance screening between the two properties. No. 84 Whitton Road has a two-storey rear outrigger, in which a number of windows are located. Building records indicate that on the ground floor these windows serve a dining room and a kitchen. On the first floor the windows serve a study and a bathroom. It is noted that none of the windows on the proposed site would face directly into the habitable room (Dining Room), and are located within a 45 degree angle fro the rear elevation. As such, it is considered that there would be no harm to this neighbour’s living conditions in terms of loss of privacy, loss of outlook, sense of enclosure or loss of light.

7.42 No 59 Whitton road is located to the east of the proposed site, with its nearest habitable room being approximately 18.5m. No. 59 has a number of windows facing the application site, being a living room on the ground floor, and two bedrooms located on the first floor. Whilst the distance between the habitable room windows at No. 59 Whitton Road, and the proposed windows is less than 21.0m, this proximity is a relationship that is common between front elevations of dwellings facing each other over a public highway.

7.43 To the south of No. 59 Whitton Road is a three-storey block of flats that are set well back from the road frontage, and would be approximately 28.0m to the nearest habitable room. This is noted as being well in excess of the 21.0m required between habitable rooms in the SPG. It is not considered that there would be any potential adverse affects to this property in terms of loss of outlook, daylight or privacy.

7.44 Therefore, it is considered that the proposed development would not harm neighbours’ living conditions in accordance with relevant polices and guidance.

Car and Cycle Parking Facilities and Traffic

7.45 Policy T.1.4 of the UDP states that all developments must provide parking and servicing facilities in accordance with the Council’s standards with provision to be made for people with disabilities. The parking standards are a maximum with there being no minimum requirement except in relation to disabled parking, but it is necessary to take account of the local context when assessing appropriate parking levels.

7.46 In accordance with UDP policy T.1.4, each house would have sufficient space within their own curtilage for the secure storage of bicycles.

7.47 UDP policies ENV-B.1.1 and T.1.2 provide that new development must ensure that traffic generated by that development does not prejudice the free and safe movement of pedestrians, cyclists and existing traffic. The proposed development has proposed to provide no off-street car park spaces. As noted previously, the site is located in an area with a PTAL of 5 (Very Good), where 1 is very poor and 6 is excellent). It is noted that there is a number of public transport sources available to the proposal, being a number of bus routes, and also the overland train station. Furthermore the city centre is located 600m to the north of the site.

Sustainable Design

7.48 The broad aim of sustainable development is to ensure that the quality of social, economic and ecological environments are improved and maintained for future generations. The UDP and London Plan encourage sustainable development, including promoting the use of energy efficient building design and materials, re-use of previously developed land and existing buildings, and location of development in or close to town centres and areas with good public transport.

7.49 The proposed development is consistent with these aims in as much as it would use previously developed land, increase the density of the site, incorporate secure cycle parking opportunities, incorporate segregated bin storage and retain existing landscaping. Further, a sustainability checklist and energy efficiency report have been submitted with the application. On the basis of the details contained within those documents, it is considered that the principles of sustainability and energy efficiency could be adequately incorporated in the proposed development and can be secured by condition.

8.0 EQUAL OPPORTUNITIES IMPLICATIONS

8.1 The Design and Access Statement and the Planning Statement indicate that the internal layouts of all the proposed dwellings have been designed to suit Lifetime Homes standards, and that 100% of all dwellings are adaptable for use by non-ambulant persons, and this can be ensured via condition 11 and 12.

8.2 The scheme would comply with the Disability Discrimination Act, Part M of the Building Regulations and the ODPM publication ‘Planning and Access for Disabled People: A Good Practice Guide’.

9.0 PLANNING OBLIGATIONS

9.1 UDP policy IMP6.1 states that the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development. A payment or other benefit offered pursuant to a Section 106 agreement is not material to a decision to grant planning permission and cannot be required unless it complies with the provisions of the Community Infrastructure Levy Regulations 2010 (regulation 122), which provide that the planning obligation must be:

a) necessary to make the development acceptable in planning terms;

b) directly related to the development; and

c) fairly and reasonably related in scale and kind to the development.

9.2 Accordingly, it is mandatory that each criterion be satisfactorily addressed prior to granting planning permission subject to a Section 106 agreement.

9.3 Government Circular 05/2005 provides guidance on the use of planning obligations, which may impose a restriction or requirement, or provide for payment of money from the developer to make acceptable development proposals that might otherwise be unacceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (which was adopted in March 2008) contains guidance on the imposition of planning obligations in compliance with Circular 05/2005. These obligations may offset shortfalls in the scheme or mitigate the impacts of the development.

9.4 Policy IMP6.1 of the adopted Unitary Development Plan states that in appropriate situations the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the development. Planning decisions impact on the local area and it is important when assessing a planning application to examine the overall consequences of a proposal on the locality and what the benefits and impacts of a development will be. Where these consequences and impacts can be mitigated by off site measures, planning obligations may be appropriate.

9.5 This section sets out the heads of terms in line with the Code of Practice.

9.6 The heads of consideration to be included in the Section 106 in relation to this property are:

Measures directly related to the development

• A restriction preventing future occupiers from obtaining on-street parking permits; and

9.7 The applicant has agreed to the above obligation.

10.0 CONCLUSION

10.1 The preceding discussion has demonstrated that the proposed development would accord with relevant policies and guidance. The proposal would make good use of a brownfield site, and as a result the proposed development would be of a design and layout that would add interest to the site, complement neighbouring properties, accord with the character of the area and enhance the townscape value of the street scene. It would not harm neighbours’ living conditions, or prejudice the free and safe flow of traffic. Moreover, it would provide future occupiers with an adequate standard of accommodation.

11.0 RECOMMENDATION:

GRANT Reasons:

The proposed development is acceptable in principle; is appropriate in terms of siting, character and appearance and would not harm neighbours’ living conditions due to the development’s suitable layout, design, scale, height, bulk and massing; would ensure an adequate standard of accommodation for its residents; and would not prejudice the free flow of vehicular or pedestrian traffic, in accordance with London Plan Policies 3A.3 (Maximising the Potential of Sites), 3A.5 (Housing Choice), 4B.1(Design Principles for a Compact City) and 4B.8 (Respect Local Context and Communities), National Guidance PPS1 (Delivering Sustainable Development ) and PPS 3 (Housing), adopted Unitary Development Plan policies ENV-B.1.1 (New Development), H.4.1 (Housing Standards and Guidelines), T.1.2 (The Movement Implications of New Development) and T.1.4 (Car and Cycle Parking and Servicing Facilities for Developments) and the Council’s associated Supplementary Planning Guidance dated 1997.

Conditions:

1. A1(a) Time limit

Reason: A1R

2. B4 Samples of external finishes for approval

Reason: B4R

3. B5 Detailed applications (Implementation in accordance with approved plans)

Reason: B5R

4. C5 Restriction of Permitted Development Rights (Residential)

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order) 1995 (or any order revoking or re-enacting that order) no enlargement of the premises or any additional structures/buildings within the curtilage of the site shall be carried out.

Reason: In order not to prejudice the amenities of the adjoining properties and in order that the Local Planning Authority is able to exercise control over future development of the site

5. Mud, dust, illumination etc

During construction works an appropriate wheel-washing system shall be provided to remove mud, stones and any other extraneous materials from the wheels and chassis’ of construction vehicles exiting the site and all loads of construction materials, excavation spoil or other such matter shall be fully covered in order to ensure that no material leaves the site attached to the vehicle which might subsequently be deposited on the highway. The exit from the wheel washing system shall be constructed from a hard, non-porous surfacing material and sited as far away from the exit to the highway as is possible given the constraints of the site and the surface shall be kept clean at all times. Waste water discharged from the wheel washing system shall be stored and disposed of on site and shall not be discharged into the public sewerage system without prior removal of soil, stones and any other suspended material. Suitable measures to minimise dust nuisance caused by the operations and to ensure that no dust or other debris is carried on to the adjoining properties shall also be provided in accordance with the guidance at

http://www.london.gov.uk/mayor/environment/air_quality/docs/construction-dust-bpg.pdf and site lighting shall be designed, positioned and directed so as not to unnecessarily intrude on passing drivers on public highways and so as not to direct light into any windows of properties outside the site.

Start of works on site shall be notified to the Council’s Community Environment Team on 020 8583 5070

Reason: In order to safeguard the amenities of adjoining residential properties, the amenities of the locality, and highway safety, and to enable the Council to monitor works on site to ensure that it is carried out in a safe and neighbourly fashion for the above reasons in accordance with Polices ENV-B.1.1 (New Development), ENV-P.1.5 Noise Pollution, ENV-P.1.6 Air Pollution, and ENV-P.1.7 (Light Pollution).

Informative: In relation to the wheel washing system specified above, the preferred distance between the wheel wash and the exit to the highway is 100metres, although it is recognised that the constraints of the site may not make this practical.

If site staff are instructed by a Council Officer to stop vehicle movements to and from the site if any incidents occur, they must comply with the instructions. For any further advice, contact the Council’s Community Environment Team on 020 8583 5070.

6. C29 Hours of work

Hours of demolition and construction

• 8:00am to 6:00pm Mondays to Fridays

• 8:00am to 1:00pm Saturdays

• No work on Sundays or Public Holidays

Reason: C29R

7. Refuse and recycling storage

Before the houses hereby approved are first occupied, the developer shall provide to each dwelling a green box container and any other type of containers required at the time of development for household use for the storage and collection of recyclable materials for the purposes of the Council's kerbside recycling service, to the specification then in use by the local authority's recycling collection service (or to such other specification as shall first be submitted to and approved in writing by the local planning authority) and shall notify the Council's refuse and recycling services when the development is first occupied. Each house shall also be supplied with a garden waste composting bin of at least 220 litres capacity at the same time.

Reason: To ensure that waste from the development is properly dealt with in the interests of neighbours' living conditions, the appearance of the area, and sustainability.

8. Detail Hard and soft landscaping details

No development shall take place until full details of hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority.

Hard landscaping details shall include hard surfacing materials, proposed finished levels or contours, means of enclosure and boundary treatments, vehicle and pedestrian access and circulation areas, minor artefacts and structures (e.g. benches, lighting, CCTV, works of art etc.), proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc.), walls, gates, fences and boundary treatments.

All hard landscape work shall be carried out in accordance with the approved details prior to any occupation of the development and retained and

maintained thereafter.

Soft landscaping details shall include proposed finished levels or contours, planting plans, an arboricultural methodology statement, written specifications (including cultivation and other operations associated with plant and grass establishment), plant schedules (noting species, plant sizes and proposed numbers/densities) and tree pits and species proposed to be planted therein and measures to ensure protection from services routes. All soft landscape works shall be carried out in accordance with the approved details within 12 months of occupation of any building and retained thereafter.

If within a period of five years from the date of planting any tree or specimen shrub or green roof area that tree or specimen shrub or green roofing or any tree or specimen shrub or green roofing planted in replacement for it is removed, uprooted or destroyed or dies (or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective), another tree or specimen shrub of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written approval to any variation.

Reason: In order that the Local Planning Authority may be satisfied as to the hard and soft landscape works to be carried out and to ensure that the development will be accessible to all in accordance with Hounslow Unitary Development Plan policies ENV-B.1.1 (New Development), ENV-P.1.3 (Surface water run off), T.2.1 (Pedestrian access) and T.2.2 (Pedestrian safety and security) and London Plan policies 4B.1 (Design principles for a compact city), 4B.3 (Enhancing the quality of the public realm), 4B.5 (Creating an inclusive environment) and 4A.3 (Sustainable design and construction).

9. Sustainable materials

No development shall take place until details have been submitted to and approved by the Local Planning Authority, for a sustainable construction scheme, to comply with the "essential" standards for materials in the Mayor's Sustainable Design and Construction SPG. These being

• 50% timber and timber products from Forest Stewardship Council (FSC) source and balance from a known temperate source.

• Insulation materials containing substances known to contribute to stratospheric ozone depletion or with the potential to contribute to global warming must not be used.

• Minimize use of new aggregates

• Reduce waste during construction and demolition phases and sort waste stream on site where practical

• Specify use of reused or recycled construction materials

• minimising solar gain in summer (Policy 4A.10)

• minimising water use (Policy 4A.16)

• protecting and enhancing green infrastructure

• outdoor lighting should be energy efficient and minimise light lost to sky.

• All boilers installed must be low NOX boilers.

Reason: In the interest of sustainability and comply with essential standards in the London Plan and in the London Plan Policy 4A.3

10. On-site renewable energy

No development shall take place until details have been submitted to and approved by the Local Planning Authority, for a scheme of reducing carbon emissions from the total energy needs (heat, cooling and power) of the development by at least 20%, by the on-site generation of renewable energy unless it can be demonstrated that such a provision is not feasible. If 20% is justified not to be achievable by technical constraints then the maximum reduction in carbon emissions possible will be achieved by on-site renewable energy. The details shall be carries out as approved.

Reason: To minimise the impact of the development and to contribute to meeting the renewable energy targets in the Mayor's London Plan.

11. Sustainable Urban Drainage System (SUDS)

No development shall take place until details of a sustainable drainage scheme has been submitted to and approved by the LPA. The scheme shall include measures for harvesting of rainwater, the minimisation of water runoff from the site and the conservation and reuse of other water supplies to the site, unless there are practical reasons for not doing so. In such cases, the developer should seek to manage as much run-off as possible on site and explore sustainable methods of managing the remainder as close as possible to the site. The details shall be carried out as approved.

Reason: in the interests of sustainability, the management of surface water run off and Policies 4A.14 and 4A.11 of the London Plan.

12. Lifetime Homes

All dwellings shall meet the 16 ‘Lifetime Homes’ standards.

Reason: To ensure that the residential accommodation will be built out to Lifetime Homes Standards in accordance Hounslow Unitary Development Plan policies ENV-B.1.1 (New Development) and H.4.1 (Housing standards and guidelines); London Plan policies 3A.5 (Housing choice), 4B.1 (Design principles for a compact city) and 4B.5 (Creating an inclusive environment); and Accessible London: Achieving an Inclusive Environment (London Plan Supplementary Planning Guidance April 2004).

13. Wheelchair standard housing

The houses hereby approved shall be designed so that they can be easily adaptable to meet the National Wheelchair Housing Association Group (NATWHAG) Wheelchair Housing Standards. Details of compliance with this requirement shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work. The approved details shall be implemented before the building is occupied and maintained thereafter.

Reason: To ensure that an appropriate level and mix (relating to private and affordable units) will be built out to Wheelchair Housing Standards in accordance with the planning application allowed on appeal and Hounslow Unitary Development Plan policies ENV-B.1.1 (New Development) and H.4.1 (Housing standards and guidelines); London Plan policies 3A.5 (Housing choice), 4B.1 (Design principles for a compact city) and 4B.5 (Creating an inclusive environment); and Accessible London: Achieving an Inclusive Environment (London Plan Supplementary Planning Guidance April 2004).

14. Air Quality

All boilers installed in the development shall be low NOx boilers, conforming to at least NOx class 3 or better.

Reason: To ensure satisfactory environmental conditions for the occupiers of the residential accommodation, in accordance with Hounslow Unitary Development Plan policies ENV-B.1.1 (New development), and ENV-P.1.6 (Air pollution) and London Plan policies 4A.20 (Reducing noise and enhancing soundscapes) and 4A.3 (Sustainable design and construction).

15. Sound Insulation

No development shall take place until details have be submitted to and approved by the Local Planning Authority for a scheme of acoustic insulation and any associated ventilation to ensure the maximum noise level to be permitted within dwellings with windows shut and any other necessary means of ventilation provided shall not exceed the "good" limits contained in BS8233:1999. These being LAeq,16hour = 30 dB in living rooms, and a night(07:00 - 23:00) LAeq,8hour = 30 dB and LAFmax = 45 dB in bedrooms, and a night LAeq,1hour = 45 dB in Kitchens, Bathrooms and Utility Rooms ". The details shall be carried out as approved.

Reason: To provide a reasonable standard of living conditions for future occupiers

16. Obscure Glazed Windows

That the first floor windows on the rear elevation of HO2 (south facing), and HO3 (north facing) be obscure glazed.

Reason: To protect the living conditions of neighbouring properties through the potential loss of privacy and from overlooking of an amenity area.

Informatives:

1 Noise

The building contractors should take note of, and act upon advice given in the BS5228 Code of Practice "Control of Noise on Construction Sites". Before commencement of the works the building contractors should, giving as much notice as possible, notify the occupants of properties surrounding the site of the nature and duration of works and the permitted hours of work. The building contractors should also provide such occupants with the name and telephone number of a responsible person who can be contacted for advice or in the event of a need to complain.

2 Dust

The building contractors should take note of, and act upon advice given in the in the GLA and London Councils - Best Practice Guidance: "The Control of Dust and Emissions from Construction and Demolition.

3 Wheel Washing System

In relation to the wheel washing system specified above, the preferred distance between the wheel wash and the exit to the highway is 100metres, although it is recognised that the constraints of the site may not make this practical.

If site staff are instructed by a Council Officer to stop vehicle movements to and from the site if any incidents occur, they must comply with the instructions. For any further advice, contact the Council’s Community Environment Team on 020 8583 5070.

4 Waste Comments Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of

Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system. Thames Water would advise that with regard to sewerage infrastructure we would not have any objection to the above planning application.

5 Water Comments

On the basis of information provided, Thames Water would advise that with regard to water infrastructure we would not have any objection to the above planning application.