tim joll: tel 020 8583 6623 sustainable development committee … · 2009. 3. 4. · site is...
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References: P/2008/1004 01054/AB/P10 Address: Lascar Works Site, Staines Road, Hounslow
Ward: Hounslow West
Proposal: Mixed use development to provide 225 residential units and 4754m2 of employment space (use classes B1(C), B2 and B8) including access works, landscaping, amenity space and associated car parking
Drawing numbers: • Design and Access Statement (Hamiltons, March 2008) • Full Planning Application
(Nathaniel Lichfield and Partners, 13 March 2008) • Flood Risk Assessment • Market Analysis & Prospects • Acoustic Report (Sharps Redmore Partnership) • Energy/Sustainability Statement • Viability/Toolkit Appraisal & Report • Transport Assessment Volumes 1 and 2 • Quantative Risk Assessment Volumes 1 and 2 • Remediation Strategy (Armac Environmental Ltd) • Environmental Interpretative Report (Beldam Lascar Site) • Archaeological Desk Based Assessment
(GgMs consulting, January 2008) • Overshadowing Study (GIA) • A_PL_001 Rev I (Site Location Plan) • A_PL_002 rev I (Phasing Plan) • A_PL_010 Rev I (Proposed Site Plan) • A_PL_099 Rev I (Basement Floor Plan) • A_A1_PL_100 Rev I (Proposed Ground Floor Plan) • A_A1_PL_101 Rev I (Proposed First Floor Plan) • A_A1_PL_102 Rev I (Proposed 2nd Floor Plan) • A_A1_PL_103 Rev I (Proposed Third Floor Plan) • A_A1_PL_104 Rev I (Proposed Fourth Floor Plan) • A_A1_PL_104 Rev I (Proposed Fifth Floor Plan) • A_A1_PL_106 Rev I (Roof plan) • A_A2_PL_100 Rev I (Mews Houses Plans) • A_A1_PL_300 Rev I (Elevations of Flat Blocks) • A_A1_PL_301 Rev I (Elevations of Houses) • A_A1_PL_302 Rev I (Elevations AA, BB, CC) • A_A1_PL_200 Rev I (Sections AA, BB, CC) • A_A3_PL_100 Rev F (Industrial Site Plan) • A_A3_PL_101 Rev I (Industrial Unit A) • A_A3_PL_102 Rev I (Industrial Unit B) • A_A3_PL_103 Rev I (Industrial Roof Plan)
Applications received: 18 March 2008
Tim Joll: Tel 020 8583 6623 e-mail: [email protected] Sustainable Development Committee 16 June 2008
1.0 SUMMARY 1.1 On 18 March 2008 the Council received a planning application from Beldam Lascar
Seals Ltd and Howard Teesland Limited in respect of the site.
1.2 This report recommends approval of the planning application for a mixed-use development on the 2.6 hectare former employment site known as Lascar Works subject to conditions and securing planning obligations. The proposal would involve the construction of 13 industrial units suitable for B1(c), B2 or B8 uses, providing 4,754m2 of industrial floor space in total. The residential component would occupy 70% of the site and would comprise 225 dwellings, 178 parking spaces, private and communal amenity areas and landscaping.
2.0 SITE DESCRIPTION 2.1 The site is on the northern side of Staines Road approximately 500 metres west of
Hounslow Town Centre. A map identifying the site is shown below.
2.2 The site is approximately 2.6 hectares in size and, known as Lascar Works, was previously occupied by various industrial buildings ranging in height from one to four storeys. Staines Road is the primary route servicing the site and the site has two independent links to this road on the southern boundary (‘A’ and ‘B’ on the plan above). The site also has pedestrian access to Bath Road via Strafford Road to the north. (‘C’ above).
2.3 A mix of uses surrounds the site. The area to the west is predominantly residential in character, whilst the east and south contains a mix of industrial and retail including a three-storey hotel and a two-storey tyre/vehicle-servicing centre. St. Mark’s secondary school is located to the northeast. The residential units to the west comprise four-storey blocks of flats, while those to the north are two-storey terraced houses.
2.4 In terms of public transport, Staines Road is a major transport corridor from the Town Centre to the west of the Borough and a number and variety of buses serve this route.
A
C
B
Hounslow West underground station lies approximately 1 kilometre to the north west of the site, and Hounslow Central lies 1.5 kilometres to the east. Given this access to public transport the residential element of the site has a Public Transport Accessibility Level (PTAL) of 3, which is considered moderate, while the industrial element has a PTAL of 4, which is considered good1.
2.5 The site is within 400-750 metres of Hounslow Town Centre, Hounslow Heath and Lampton Park. The furthest residential block would be located within 800 metres walking distance of the Treaty Centre located in Hounslow Town Centre.
2.6 The site contains some areas of contamination from its previous industrial use. The applicant is working with the Environment Agency to remediate the site.
2.7 The site forms part of a larger site designated in the Unitary Development Plan (UDP) as a mixed-use development site (Reference Number: M4).
3.0 HISTORY
3.1 Industrial uses have existed on this site for more than 100 years. The company formerly occupying the site (Beldam Lascar Seals Ltd.) closed in January 2007 but the business had been scaled down over an extended period of approximately 20 years.
3.2 The applicant has advised that employment levels on the site have fallen considerably
over the past two decades, from 90 in 1990 to 31 in the year 2000 and approximately 15 by 2005.
3.3 01054/AB/P3 Demolition of part of existing premises and erection of a three-storey
building for use as factory, office and ancillary purposes. Approved: July 1956
3.4 01054/AB/P2 Erection of an additional storey to a factory building. Approved: May 1957
3.5 Applications 01054/AB/P3 to 01054/AB/P8 were for various minor works associated
with the industrial use of the site. 3.6 As discussed the site forms part of a larger site, designated for mixed use
development. The south-western part of this site has already been redeveloped for residential purposes. In December 2005, the Council granted planning permission for the erection of a 4 storey block of 8 x 1-bed and 8 x 2-bed flats, and a 3 storey block of 6 x 2-bed and 9 x 1-bed flats with 21 parking spaces (Ref 01054/231-235/P1). All the residential units approved as part of that application were secured as affordable housing.
3.7 01054/AB/P10 Mixed use development to provide 222 residential units and 4754m2 of
employment space (use classes B1(C), B2 and B8) including access works, landscaping, amenity space and associated car parking Withdrawn: 10/12/2007
1 PTAL is a measure of accessibility on a scale from 1 (very poor) to 6 (excellent) based on
the range of routes and public transport modes available and how close they are to the site.
4.0 DETAILS 4.1 The proposal is for a mixed-use redevelopment. The site area would be split between
30% industrial development, and 70% residential use.
4.2 The industrial element would comprise 13 industrial units suitable for B1(c), B2 and/or B8 uses (light industrial, general industrial and/or warehousing), creating 4,754m2 of gross external floor space in total. These would be in the south-eastern part of the site adjoining Staines Road. The industrial element would be served by a separate vehicle access from that to the residential element. The industrial units would have 27 car parking spaces.
4.3 The residential component would comprise 225 dwellings with a total of 674 habitable rooms. The residential scheme consists of the following housing typologies: One- and two-bedroom flats Three-bedroom townhouses with private gardens and terraces Four-bedroom townhouses with private gardens Two-bedroom mews houses with off street parking One- and two-bedroom mews houses with off street parking
4.4 The mix of dwellings proposed is: 47 one-bedroom flats (94 habitable rooms) – 20.9% of all units 129 two-bedroom flats (387 habitable rooms) – 57.3% of all units 40 three-bedroom houses (160 habitable rooms) – 17.8% of all units 3 four-bedroom houses (15 habitable rooms) – 1.3% of all units 6 two-bedroom houses (18 habitable rooms) – 2.7% of all units
4.5 Affordable housing would account for 41% of habitable rooms and approximately 38% of units. Approximately 68% of affordable dwellings would be social rented, and 32% for shared ownership (based on habitable rooms).
4.6 Residential density would be approximately 373 habitable rooms per hectare (hr/ha), which is equivalent to approximately 124 units per hectare (u/ha).
4.7 The residential element of the scheme would provide 178 parking spaces including 23 disabled person’s spaces.
4.8 The residential component would comprise of a number of five-storey blocks of flats within the central part of the site. Block D of the scheme is the largest building proposed, having 5 residential floors above basement level parking and would therefore have a total of 6 storeys.
4.9 Three-storey town houses and mews houses are proposed towards the southern and western edges of the site where they adjoin existing housing. A central square with amenity space surrounded by dwellings is designed to form the focal point of the scheme.
4.10 The applicant has advised that they intend to develop the industrial element of the proposed development first.
4.11 The residential element would be developed separately in conjunction with a Registered Social Landlord.
4.12 The current scheme has made a number of changes to address concerns raised relating to the previously withdrawn scheme by Council planning officers, Greater London Authority officers and Transport for London. These include:
A reduction in the level of surface car parking and the provision of 45 car parking spaces within a semi-basement parking area below Block D.
An overall increase in public and private amenity space of 3.6 percent from the original scheme. This equates to an additional 265m2 of amenity space.
The proportion of affordable housing has been increased from 39% of habitable rooms to 41%.
There are now three-bedroom shared ownership units and some four-bedroom social rented units provided.
Increased separating distances between certain residential blocks has been provided to improve privacy levels of potential future residents.
An extra floor has been added to Block D.
An additional children’s play area is provided in the north east corner of the site.
Planting buffers strips have been incorporated around various blocks. 4.13 A revised access arrangement for the industrial area is proposed (see Paragraph 4.2 above).
5.0 CONSULTATIONS 5.1 The applicant has undertaken pre-application consultation with surrounding residents
as summarised in the Statement of Community Consultation, submitted with the application. The following principal activities were undertaken as part of the pre-application consultation process:
A letter issued to London Borough of Hounslow councillors/planning department on 22 March 2008;
Letters to 298 households and businesses;
A meeting with the Headmaster and Premises Deputy of St Mark’s Catholic School on 23 March 2007; and
Three drop-in sessions held between March and June 2007 to allow the local community to view detailed plans and drawings.
5.2 As a result of the pre-application public consultation, the applicant indicates that they refined the design of a number of buildings in an effort to improve the relationship of the scheme to nearby residential properties.
5.3 As part of the Council’s consultation, letters were sent to 332 owners/occupiers of Benson Close, Butlers Close, Cromwell Road, Inverness Road, Old Farm Close, Orchid Gardens, Osborne Road, Staines Road, Strafford Road and Wellington Road North. Letters were also sent to:
• The Head Teacher of St. Marks School; and
• St Stephen’s Residents Association.
5.4 Letters of consultation were also sent to the following statutory bodies: • Environment Agency;
• The Primary Care Trust;
• Metropolitan Police – Crime Prevention Office.
• Greater London Authority – Referred because the application site is outside Central London and the proposal is for a mixed scheme with a total floor-space of more than 15,000 square metres.
• English Heritage
5.5 Three site notices and newspaper advertisements have also been posted. Five objections were received. The comments are set out below.
Comment Response
Impact on living conditions of adjoining neighbours through loss of outlook, privacy and access to sunlight
Refer to Paragraphs 7.44 to 7.68
The proximity of the proposed children’s play area in the north-west corner of the site could create social nuisance and noise issues
Refer to Paragraph 7.37
Impact on property values in the area This is not a valid planning consideration and as such will not be addressed within this report
‘Haven’t we got enough empty office blocks scatters around Hounslow without building more’.
The proposal does not include any new office development.
Concerns regarding overlooking of St Mark’s Catholic School and in particular the playing fields
Refer to Paragraphs 7.46 and 7.48
Over development of site resulting in minimal amenity space being provided
Refer to Paragraphs 7.29 to 7.37
Development will lead to loss of employment in the area Refer to Paragraphs 7.2 to 7.8
Potential reverse sensitivity issues relating to the proximity of the proposed mews houses to the adjoining hotel on Staines Road
Refer to Paragraph 7.68
The adjoining hotel has raised concerns about the potential for the development to interfere with their forecourt parking if parking restrictions were introduced in the future.
No parking restrictions are currently proposed and any future restrictions would be subject to a separate procedure.
Central Hounslow Area (Planning) Committee 5.6 The application was considered for comment by the Central Hounslow Area (Planning)
Committee on 24 April 2008. The committee made the following comments in respect of the proposal:
Members raised concerns regarding the height of the proposed buildings that would front Station Road, they were higher (three storey) than the existing houses on the road, which were two storey.
Members made the suggestion that it would be more appropriate in terms of the current street scene to build three or four terraced houses at the street-facing part of the development.
Members raised concerns that the local access roads were narrow, and anticipated that there would be a problem in accessing the site by additional cars, together with resulting parking overflowing into neighbouring streets. They noted the low provision in the scheme for visitor parking.
Members noted the lack of response from officers regarding the potential need for school spaces, and commented that they were concerned that there was already a shortfall in secondary school places in the borough. They noted that the current formulae used was perhaps underestimating the numbers of families who were bringing up children in one and two-bedroom accommodation.
Members raised concerns regarding the amount of amenity space, which was below the SPG requirement.
Members raised concern about the mix of housing; it was noted that the borough already had already met it’s set targets for the number of newly built “habitable rooms” under The London Plan, and wished to see the building of houses, not flats.
Greater London Authority
5.7 No comments were received at the time of print. Any comments received from the Greater London Authority will be provided by way of addendum.
Transport for London 5.8 Have no objection in principal to the proposed development subject to a suitable
residential travel plan being submitted and further work being undertaken on the submitted workplace travel plan.
Metropolitan Police Crime Prevention Office 5.9 The Metropolitan Police Crime Prevention Office welcomed the assertion that the
scheme has been designed to Secured by Design principals but did however make the following observations:
5.10 It would be beneficial if the basement car park was secured by electrically operated roller shutters.
5.11 All dwellings with balconies above the ground floor should be cantilevered rather than built with support struts. To prevent climbing. If this is not possible, all balcony doors should achieve a minimum of PAS24.
Environment agency 5.12 Have no objection, in principle, to the proposed development provided that a site risk
assessment condition is imposed on any planning permission granted (condition 23).
English Heritage 5.13 Have no objection but consider that the archaeological position of the site should be
reserved by imposing a condition on any planning permission granted (condition 17).
6.0 POLICY 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 Council's Unitary Development
Plan (UDP) and the London Plan. The UDP was adopted in December 2003 and was amended and saved as of 28 September 2007 by direction from the Secretary of State. The 'London Plan (Consolidated with Alterations since 2004)' was adopted in February 2008.
Local Development Framework 6.3 As part of its prospective Local Development Framework, the Council has adopted
Supplementary Planning Documents on Planning Obligations and Air Quality, which are statutory material considerations and will be applied alongside the Development Plan.
6.4 The authority has also prepared two draft development plan documents (‘DPDs’): the Employment Development Plan Document and Brentford Area Action Plan, which are subject to Examination Hearings in April 2008. As emerging policy, the two DPDs are material considerations in determining applications for planning permission.
NATIONAL AND STRATEGIC PLANNING POLICIES 6.5 The relevant national planning policies are:
• PPS1: Delivering Sustainable Development • PPS3: Housing • PPG4: Industrial, Commercial Development and Small Firms • PPS12: Local Development Frameworks • PPG13: Transport • PPS23: Planning and Pollution Control • PPG24: Planning and Noise • PPS25: Development and Flood Risk
6.6 The Circulars of relevance to this planning application are:
• 11/95: Use of Planning Conditions in Planning Permission
• 05/05: Planning Obligations
DEVELOPMENT PLAN
6.7 The most relevant policies in the London Plan are considered to be: London Plan The Mayor’s Objectives Policy I.1 The Mayor's Objectives The Overall Strategy Policy 2A.1 Sustainability criteria Policy 2A.9 The Suburbs: supporting sustainable communities Living in London Policies Policy 3A.1 Increasing London’s supply of housing Policy 3A.2 Borough housing targets Policy 3A.5 Housing choice Policy 3A.6 Quality of new housing provision Policy 3A.8 Definition of affordable housing Policy 3A.9 Affordable housing targets Policy 3A.10 Negotiating affordable housing in individual private residential and mixed-use schemes Policy 3A.12 Partnership approach and sub-regional development frameworks Policy 3A.13 Special needs and specialist housing Policy 3A.18 Protection and enhancement of social infrastructure and community facilities Policy 3A.20 Health objectives
Connecting London Policies – Improving Travel in London Policy 3C.1 Integrating transport and development Policy 3C.2 Matching development to transport capacity Policy 3C.3 Sustainable transport in London Policy 3C.9 Increasing the capacity, quality and integration of public transport to meet London’s needs Policy 3C.22 Improving conditions for cycling Policy 3C.23 Parking strategy Enjoying London Policy 3D.13 Children and young people’s play and informal recreation strategies
Designs on London Policies Policy 4B.1 Design principles for a compact city Policy 4B.5 Creating an inclusive environment Policy 4B.6 Sustainable design and construction Policy 4B.8 Respect local context and communities
West London Sub-Regions Policies Policy 5F.1 The strategic priorities for West London Delivering the Vision Policies Policy 6A.4 Priorities in planning obligations Policy 6A.5 Planning obligations
Relevant policies of the UDP 6.8 The relevant saved policies in the UDP are considered to be:
Implementation Policies Policy IMP 1.1 Integrating patterns of land use and the provision of transport Policy IMP 1.2 The re-use and recycling of urban land and buildings Policy IMP 6.1 Planning Obligations Built Environment Policies Policy ENV-B.1.1 New Development Policy ENV-B.1.5 Environmental improvements Policy ENV-B.1.9 Safety and security Environmental Protection Policies Policy ENV-P.1.1 Environmental sustainability: environmental impact statements and
sustainability checklist Policy ENV-P.1.2 Water pollution and water quality Policy ENV-P.1.3 Surface water run off Policy ENV-P.1.4 Waste water management Policy ENV-P.1.5 Noise pollution Policy ENV-P.1.6 Air pollution Policy ENV-P.1.7 Light pollution Policy ENV-P.2.1 Waste management Policy ENV-P.2.4 Recycling facilities in new development Employment Policies Policy E.1.1 Location of new employment development Policy E.1.3 Location of general industry (B2) and storage and distribution (B8) uses Policy E.1.5 Development involving loss of or change in employment uses Policy E.2.2 Mixed Uses Policy E.3.1 Disabled access
Housing Policies Policy H.4.1 Housing standards and guidelines Policy H.4.4 Provision for children’s play in housing developments Policy H.4.5 Associated facilities for residential developments Policy H.6.2 Environmental improvements in residential areas Policy H.7.1 Supported housing
Transport Policies Policy T.1.2 The movement implications of development Policy T.1.4 Car and cycle parking and servicing facilities for developments Policy T.2.1 Pedestrian access Policy T.2.2 Pedestrian safety and security Policy T.2.3 Strategic and local cycle networks Policy T.2.4 Public transport infrastructure Policy T.4.3 Traffic implications of new development Policy T.4.4 Road safety Policy T.4.5 On-street parking Policy T.5.1 Air quality implications of traffic Policy T.5.2 Reducing traffic nuisance in residential areas Policy T.5.3 Vehicle crossovers and hardstandings
Supplementary Planning Guidance
6.9 Accessible London: Achieving an Inclusive Environment (April 2004) (London Plan Supplementary Planning Guidance)
6.10 Housing (November 2005) (London Plan Supplementary Planning Guidance)
6.11 Sustainable design and construction (May 2006) (London Plan Supplementary Planning Guidance)
6.12 Providing for Children and Young People’s Play and Informal Recreation (March 2008) (London Plan Supplementary Planning Guidance)
6.13 Industrial Capacity (March 2008) (London Plan Supplementary Planning Guidance)
6.14 London Borough of Hounslow Unitary Development Plan Supplementary Planning Guidance (February 1997)
General standards and controls: Section 1 Design and layout Section 3 Safety and security guidelines Section 4 Daylight and sunlight Residential standards and controls: Section 9 Form and design Section 10 Private amenity space Section 11 Roads, footpaths, parking and servicing Section 12 Internal space provision Section 13 Housing for people with disabilities
7.0 PLANNING ISSUES 7.1 The main planning issues to consider are:
1. Is the loss of employment land acceptable in principle and does the proposal accord with its Unitary Development Plan allocation?
2. Is the redevelopment of this site as residential acceptable?
3. Is the proposal acceptable in housing terms?
4. Would the development provide a sufficient range and quality of housing provision and levels of affordable accommodation and could the development be accommodated in terms of community infrastructure?
5. The impact on neighbours’ living conditions;
6. The effect on the highway and local parking arrangements and whether the scheme can be accommodated in terms of access and public transport;
7. Are sustainable building principles applied?
8. Other matters; and
9. Flood Risk.
Issue 1: Is the loss of employment use acceptable in principle? 7.2 Despite the general presumption against the loss of employment uses in Policy E.1.5
of the UDP, housing will be considered as an alternative either where the reuse of land for employment use is unlikely (taking into account vacancy and alternative supply of land) or the location and scale of the existing employment use is detrimental to the amenity of the surrounding area. The site is allocated in the adopted UDP for mixed use development and this allows for some residential use. This allocation accepts that some loss of employment land may be acceptable in principle. In such cases, the Council will seek the maximum achievable proportion of affordable housing on sites capable of achieving 10 units or more. It is the applicant’s responsibility under this policy to demonstrate why any loss of employment is considered to be acceptable.
7.3 The proposal to redevelop this out of town centre site would result in the loss of 1.82 hectares of industrial land to residential, retaining 30% of the overall site area for industrial purposes. In instances such as this, the test is whether industrial employment capacity is being retained. Industrial employment capacity is considered primarily to relate to site area and floor space, however consideration is also given to the level of employment secured through the existing site and the proposed development. The proposal would retain Class B uses on 30% of the site and would result in the construction of 13 modern industrial units to replace the redundant industrial buildings. The applicant states that the level of industrial employment created by the new units would exceed the average number of industrial jobs secured on this site over the past fifteen years. In principle, therefore, the questions to ask/answer are Is reuse for employment likely? Is the amount of employment retained satisfactory?
and Is sufficient affordable housing proposed?
Is reuse for employment likely? 7.4 The applicant has submitted an industrial market report, which provides a local
assessment of industrial demand in the area and alternative supply. This demonstrates that there are high vacancies in the area, the site is not as well located as other locations to meet strategic demand for the businesses with large floorspace requirements, and there is demand for small business units.
7.5 Furthermore, the site is not fit for purpose and does not meet modern requirements to support strategic or local demand. Whilst the existing premises provided for Beldham Lascar Seals Ltd, these units were/are not suitable for modern business needs, particularly given their age, format and quality. Given the evidence submitted and reasons outlined above, reuse is unlikely unless the site is redeveloped.
Is the amount of employment retained satisfactory? 7.6 Before demolition began, the site had 15,200m2 of industrial floorspace with 90 employees
in 1990. This equates to 1 person per 169m2 and reflects the nature of a historic manufacturing use. The industrial/warehousing floorspace proposed amounts to 4,754m2, whilst this is considerably smaller than what was previously on the site, the proposed industrial/warehousing floorspace would potentially support 140 industrial jobs. This is dependent on whether an employment density of 1 job per 32m2 for Small Business Units or 1 job per 34m2 for General industrial buildings is applied (Source: ARUP & Partners International Ltd, Employment Densities: A Full Guide 2001). In summary, the industrial capacity of the site whilst lost in terms of land and floorspace could in fact provide a greater level of industrial employment than was previously on site.
Is sufficient affordable housing proposed? 7.7 This issue is assessed in paragraph 7.16 of this report. However, in summary it is
considered that the amount of affordable housing proposed is the maximum achievable taking into account the economic viability of this mixed-use scheme.
7.8 In light of the information submitted, it is considered that the loss of employment use is acceptable in principle.
Issue 2: Is the redevelopment of this site as residential acceptable? 7.9 Government policy in PPS 3 (Housing) encourages a systematic sustainable approach
to selection of land for residential development, with preference given, among others, to brownfield sites with good public transport access. The site is approximately 500m from the western edge of Hounslow Town Centre and has moderate to good public transport links to bus routes and underground railway services. As noted earlier, the site is designated in the adopted UDP for mixed use development and this allows for some residential. In principle therefore, redevelopment of this site for housing increases housing stock in a suitable location with potentially appropriate access to existing infrastructure and town centre facilities.
7.10 To retain a similar level of industrial employment on the site whilst supporting housing for which there is a strategic need is in accordance with the Mayor of London’s SPG on Industrial capacity, which states that ‘mixed use intensification can deliver more homes, a better urban environment and improve the quality of industrial capacity’ (Paragraph 8.3). It is also states that ‘qualitative improvements to industrial sites can come about through the intensification of industrial uses and, where appropriate, the mixing with other non-industrial uses’ (Paragraph 9.15).
Issue 3: Is the proposal acceptable in housing terms? 7.11 PPS3 sets out the national planning policy framework for delivering the Government’s
housing objectives. The Government’s key housing policy goal is to ensure that everyone has the opportunity of living in a decent home, which they can afford, in a community where they want to live (Paragraph 9).
7.12 PPS3, at Paragraph 12, states that good design is fundamental to the development of high quality new housing, which contributes to the creation of sustainable, mixed communities. Following this, and reflecting policy in PPS1, Paragraph 13 of PPS3 states that design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted. Further comments on the design of the scheme are provided within paragraphs 7.49 to 7.64.
Density 7.13 Residential density is a tool against which an initial appraisal is made. It is a useful
guide to the nature of the development and can be used to ensure that new development reflects the character of an area, but is not a determinant in its own right.
7.14 Table 3A.2 of the London Plan illustrates appropriate densities to be achieved in relation to housing. For sites such as this (i.e. in an urban setting with a PTAL rating of 2 or 3), proposals should be built at a density of 200-450hr/ha. This guidance is offset by the acknowledgment of PPS3 that such developments should be located near suitable public transport networks and should respect and enhance the local character (see also London Plan Policy 3A.3 itself).
7.15 The proposed development generates a density of approximately 373 hr/ha, which is within the appropriate range stipulated in the London Plan. These calculations are based on 674 habitable rooms (hr), and a site area for the residential element of 1.82 hectares (ha). While the proposed density is within the range established by the London Plan, the merits of the scheme and the quality of the accommodation provided needs to be taken into consideration. These issues are assessed in the following section of this report.
Issues 4 and 5: Housing standards, quality and affordable housing and the effect on neighbours
7.16 Government policy in PPS3 and the London Plan require that all housing developments in the Borough capable of providing fifteen or more dwellings should make a provision of on site affordable housing, with the strategic target of securing 50% of all additional housing as affordable. As mentioned above, Policy E.1.5 of the UDP also requires that, where existing employment land is redeveloped as residential, the Council will seek the maximum proportion of affordable housing in accordance with London Plan Policies 3A.7 and 3A.9.
7.17 The current demand for affordable housing units is spread over a variety of types, although larger units are more urgently required. Similarly, London Plan Policy 3A.5 requires that a range of housing choices should be provided in all schemes.
7.18 The proposed proportion of affordable housing is approximately 41% of habitable rooms and 38% of units, which is a lower proportion of affordable housing than the strategic target of 50%. The applicant has submitted a Viability Assessment, which asserts that this is the maximum the scheme can afford. The Council’s consultant valuation surveyor has reviewed this report. Despite the fact that the scheme provides less than the targeted 50% based on units, in-light of the information submitted, it is considered that the amount of affordable housing proposed is the maximum achievable taking into account economic viability of this mixed use scheme and the benefit of providing modern industrial premises.
7.19 The scheme would provide 47 one-bedroom flats, 129 two-bedroom flats, 40 three-bedroom houses, 3 four-bedroom houses and 6 two-bedroom houses. Of these, 38% would be allocated as affordable housing including three of the four-bedroom houses, 22 of the three-bedroom houses, nine of the one-bedroom flats and 51 of the two-bedroom flats.
7.20 Of the affordable housing, approximately 68% of the units would be provided as social rented and 32% as shared ownership. This proportion of social rented accommodation is considered to be consistent within the Council and London Plan Guidance.
7.21 Approximately 25% of all habitable rooms proposed in the scheme would be in family sized units, with 3 or more bedrooms. The proportion of family sized accommodation in the affordable component is higher, with some 49% of the habitable rooms in social rented affordable dwellings to be in larger units with 3 or more bedrooms.
7.22 It is considered that the mix of unit sizes accords with the intent of the Council’s and London Plan policies and Guidance.
Accessibility 7.23 The London Plan strongly supports the principle of Lifetime Homes and views them as
a fundamental key to the delivery of the Government’s objectives of social inclusion, sustainability, equality and valuing diversity and identifies that the increased independent living they can bring will reduce pressure on hospital beds and residential care homes. Policy 3A.5 (Housing choice) proposes that all new dwellings be built to Lifetime Home standards and that 10% of new housing is “designed to be wheelchair accessible, or easily adaptable for residents who are wheelchair users”.
7.24 The Mayor’s Supplementary Planning Guidance Accessible London: Achieving an Inclusive Environment (April 2004) sets out that the target of 10% should be applied to both market and affordable housing and makes clear that the requirements of a wheelchair accessible dwelling are in addition to Lifetime Home standards.
7.25 Also relevant is London Plan Policy 4B.5 (Creating an inclusive environment), which requires all future development to meet the highest standards of accessibility and inclusion.
7.26 The Council’s Accessibility Officer has assessed the proposal and the bathroom sizes in the terraced houses have been amended to address the initial concerns raised.
7.27 As a result of the changes, all homes have now been designed to lifetime home standards, and 10% have been designed for wheelchair users.
7.28 In terms of accessibility to nearby services, it is noted that the site is within 400-750 metres of Hounslow Town Centre, and is a similar distance to Hounslow Heath and Lampton Park. The furthest residential block would be located within 800 metres walking distance of the Treaty Centre located in Hounslow Town Centre. On balance it is considered that the site provides a suitable location to provide intensive housing.
Amenity space 7.29 The provision of good quality private useable amenity space and children’s play areas
is key in all levels of the planning framework. Particular emphasis on the quality and quantity of the amenity space provided by this development is required owing to the fact that the site is designated in the Unitary Development Plan as being within an area of Publicly Accessible Open Space Deficiency.
7.30 The 225 units proposed (refer Section 4.0 of this report) would, based on 674 habitable rooms, generate a UDP Supplementary Planning Guidance (February 1997) private amenity space requirement of 7,270 m2:
7.31 The planning application report states that the design provides a total of 7,465 m2 of amenity space. This figure includes approximately 3,289 m2 of communal amenity space and 2,604m2 of private amenity space and 1,572m2 of private terraces. The variety of amenity spaces proposed includes:
• A large central square with an area of 875 m2 forming the heart of the site.
• Two dedicated children’s play areas with a total area of 450 m2. The larger of the two play areas is in the north-western corner of the site while the second would be in the north-eastern corner.
• Several communal garden areas are proposed along the northern boundary of the site and form a buffer between the various buildings in this part of the site.
• Roof terraces and balconies have been provided for flats above ground floor.
7.32 In addition to the amenity spaces provided as part of this development, the applicant has agreed to provide a financial contribution towards the improvement of open space facilities in the locality to meet additional recreation needs for future residents. Given the scale of this proposal, this is considered important and consistent with Council policy on contributions as well as with London Plan policy and guidance (e.g. as discussed below with regard to play and recreation space).
7.33 The scale of amenity space provided on site is in keeping with the level of amenity space sought within the planning framework. Given the size and general orientation of the proposed communal amenity spaces and roof terraces combined with the private gardens and balconies associated with each of the individual units, it is considered that sufficient amenity space would be provided on site to meet the anticipated needs of future residents.
7.34 With regards to the provision of children play areas, it is noted that the London Plan Supplementary Planning Guidance: Providing for Children and Young People’s Play and Informal Recreation (March 2008) provides the table below2 for assessing the level of play provision provided by a development. The standard sets quantitative guidelines for the provision of play facilities in new developments by population.
2 Table B.6: Located on Page 78 of the London Plan Supplementary Planning Guidance:
Providing for Children and Young People’s Play and Informal Recreation (March 2008)
7.35 The Supplementary Planning Guidance notes that London boroughs’ practical use of existing standards is limited because they do not accurately assess local needs or reflect local characteristics in terms of population profile and existing provision. Where standards are being applied, they tend to be used as aspirational standards or to measure deficiency in existing provision. It is also generally considered that current NPFA standards are not achievable within existing highly urbanised areas and at a time when emphasis is being placed on the promotion of higher density residential and mixed-use development schemes. However, it is recognised that standards are useful as benchmarks against which progress can be evaluated and as planning tools.
7.36 It is estimated that a development of this size and dwelling mix would be likely to
generate 102 children; 25 of pre-school age, 45 of primary school age and 32 of secondary school age. While the proposed scheme would not meet all the standards for play provision, it is noted that it would meet the standards outlined in the above table providing possible variations which reflect existing provision, as allowed for. It is also noted that there are two large open spaces within 750 metres of the site – Lampton Park (25 ha) and Hounslow Heath (82 ha) – which provide further opportunities for children play areas.
7.37 In summary, the scale of amenity space provided on site is in keeping with the level of
amenity space sought within the planning framework. Given the size and general orientation of the proposed communal amenity spaces and roof terraces combined with the private gardens and balconies associated with each of the individual units, it is considered that, on balance, sufficient amenity space would be provided on site to meet the anticipated needs of future residents. On balance, it is also considered that an acceptable amount of children and young people’s play areas has been provided on site. This too takes into consideration the amount of financial contribution to be provided towards the improvement of open space facilities in the locality. It is also considered that owing to their siting, the amount of natural surveillance afforded to on-site play and recreation spaces proposed ought to be sufficient to avoid and/or mitigate antisocial behaviour.
Internal space standards
7.38 Section 12 of the Council’s 1997 Supplementary Planning Guidance sets minimum standards to be achieved for internal floor areas in new dwellings. These floor area standards are set out in the table below.
Floor area standard (sq.m) Number of occupants
UDP Supplementary Planning Guidance (February 1997)
1 30
2 45
3 57
4 70 for a flat, 72 for a two-storey house or a maisonette
5 79 for a flat, 82 for a two-storey house or a maisonette, 94 for a three-storey house
6 86 for a flat, 92 for a two-storey house or a maisonette, 98 for a three-storey house
7.39 Each of the proposed units complies with these requirements. The Supplementary Planning Guidance also lists appropriate minimum room sizes. However, these are to be applied to conversions and a more flexible approach to internal spaces standards can be adopted in new developments. The proposed room sizes nevertheless comply with these minimum requirements. While the Council seeks to encourage larger units generally and larger living spaces in those units providing accommodation for four or more persons, on balance, it is considered that the size and internal layouts of the proposed units would be acceptable.
Daylight and Sunlight 7.40 UDP Policy ENV-B.1.1 (New Development) states that in relation to the context, form
and layout of buildings and spaces, new development should “ensure adequate daylight and sunlight reaches properties, and minimise any detrimental impact on adjoining properties, by applying the Council’s adopted standards (see SPG).” The reference to adopted standards (see SPG) is to the UDP Supplementary Planning Guidance (February 1997), which gives daylight and sunlight standards at Section 4.
7.41 The applicant has submitted a Daylight and Sunlight report which concludes that the majority of shading is contained within the site. Permanent overshadowing results showed that no area of amenity space created by the scheme would suffer unacceptable permanent overshadowing on March 21st (the permanent overshadow covers less than 40% of each amenity space on March 21st) and therefore the development conforms to the Building Research Establishment ideal guideline levels.
7.42 A technical analysis illustrates the transient and permanent overshadowing impact of the proposal. The transient overshadowing analysis has been carried out by analysis the scheme at frequent times of day (hourly) on June 21st, March 21st and December 21st i.e. the dates when the suns altitude is at its highest, mid-height and lowest in the year. These dates and times were chosen to give the maximum level of overshadowing, mid-level of overshadowing and least overshadowing.
7.43 In terms of internal daylight and sunlight standards, it is noted that owing to the spatial layout of the proposed buildings, they would not intrude through the 25-degree recession plane when calculated from the other proposed buildings within the scheme. While some overshadowing would occur too those residents occupying the units at the northern junction of Block D and C, it is considered that any loss of sunlight or daylight would not be significant. On balance, it is considered that owing to the design and layout of the proposed buildings within the scheme, future occupiers of the scheme would receive sufficient levels of sunlight and daylight.
Privacy 7.44 UDP Policy H.4.1 (Housing standards) requires proposals to, amongst other things,
have regard to standards and guidelines for privacy and spacing between buildings. These are set out at Appendix 1 of the UDP and read, The design and layout should ensure sufficient privacy intended residents and to a
smaller area of garden close to each dwelling… A distance of at least 21m (70ft) is recommended between the habitable room
windows which directly face those of another habitable room, or any other windows that give light and outlook to rooms normally occupied during the day. In the case of windows of non-habitable rooms within 21m of another facing window, obscured glazing would be considered acceptable.
Roof terraces and balconies are not acceptable where they would directly overlook neighbouring habitable rooms or gardens.
In calculating the effects of a particular development on outlook, the natural features of the site, including slope, will need to be taken into account, together with the effects of existing and potential extensions.
7.45 To address the concerns raised by the Hounslow Council Planning Department, the positioning of various residential blocks has been altered to achieve greater separating distances. While some of the three-storey terraced houses near the boundary with Old Farm Close would be within 21 metres of the nearest residential properties, oblique windows are proposed on the upper floors to avoid overlooking.
7.46 In order to minimise overlooking of neighbours’ gardens and school playing areas, no balconies are proposed on elevations of nearby Blocks (G & H) facing the adjoining school site. Further, to minimise overlooking of St Marks’ Catholic School and its playing fields, only bedroom windows in these blocks would face the school playing fields. In addition, as a result of consultation with the school, Block H of the development has been relocated a minimum of 16 metres away from the school boundary to the north, and 10 metres away to the east. Block G is located 40 metres away from the eastern boundary.
7.47 New, semi-mature evergreen planting on parts of the northern and eastern site boundaries beside the school will also help provide a screen to the playing fields. A 2.5 metre high, close boarded fence with netting above it to stop balls is proposed on the site boundary adjoining the school both to avoid overlooking at the lower levels and to prevent access to the application site by school pupils.
7.48 Overall, it is considered that the proposal would not unreasonably harm the privacy of any adjoining neighbours, the occupants of St Mark’s Catholic School or future occupants of the scheme.
Scale, design and impact on the surrounding area
7.49 Policy ENV-B.1.1 (New Development) requires new development to make a positive contribution to overall environmental quality. In relation to the context, form and layout of the buildings and spaces, new development should relate well to its site and the scale, nature, height, massing and character of the adjacent townscape and respect the proportions of neighbouring buildings where there are strong uniform design characteristics.
7.50 The residential component of the development would incorporate several different types of residential forms – mews houses, terraced town houses and blocks of flats. The building heights range from 3 to 6 storey across the scheme. Mews and town houses extend to 3 storeys towards the southern and western edges of the site, whilst the majority of blocks of flats extend to 5 storeys, with one block (Block D) extending to 6 storeys in the centre of the scheme. A central public square provides the focus for the residential area and a convergence of vehicular and pedestrian routes. The higher buildings have been located within the site and away from the boundaries to minimise overlooking and overshadowing effects.
7.51 The top floor of the larger blocks (A, C, D, F, G and H) are set back, providing high level terraces; this design feature helps to reduce the mass of the blocks whilst also providing articulation to the roof.
7.52 The applicant has undertaken extensive pre-application discussions with the Council and the current scheme has been amended to reflect comments raised relating to the design and layout of the various elements of the residential component.
7.53 In terms of the layout of the scheme, mews houses line the main entrance into the residential scheme, providing an active edge. They have been orientated into the site providing natural surveillance opportunities. The proposed terrace town houses (Block E) located along the western boundary are of a similar scale to the adjoining properties to the west and are unlikely to dominate the outlook from those residential properties to the west. They provide private amenity space to the rear and a live edge to the public square.
7.54 The three-storey terrace town house blocks, B and J, on the northern boundary of the site are set more than 21 metres away from the nearest residential dwelling to the north. While the adjoining residential dwellings are only two-storey, given the large separating distance and the orientation of the proposed blocks and adjoining residential dwellings, it is not considered that the proposed blocks would significantly dominate the outlook from the adjoining properties to the north.
7.55 The central public square provides the main focus point of the residential scheme. It provides a convergence of vehicular and pedestrian routes, with active frontages providing natural surveillance. The central blocks, D and C, are located more than 175 metres from the nearest boundary of the site. Given the large separating distance, it is considered that the scale of these blocks would not have any significant implications for the outlook from adjoining properties.
7.56 Proposed blocks, F, G and H, on the northern and eastern boundaries of the site adjoin the boundary with St Mark’s Catholic School. The blocks have been separated with large amounts of communal amenity space, which is within close proximity of future residents, and have been orientated away from the boundary to the school. Given the scale of the proposed adjoining blocks and the separating distance between the buildings, it is considered that the proposal would not harm the outlook from St Marks School.
7.57 The proposed town houses adjacent to the industrial boundary have been orientated towards the residential area, providing a hard edge to the industrial component of the scheme. The layouts of the units are arranged around internal courtyards and upper terraces. Potential overlooking has been avoided with the staggering of windows.
7.58 Concern remains regarding the location of the ground floor bedroom window within unit PA_0_2 in ‘Block A’ due to its position fronting the main access road and the potential this causes for any future residents to be affected by light glare from vehicles entering the site. As such, if the Council is minded to grant approval it is recommended that it be subject to a condition requiring details to be submitted to and approved by the Local Planning Authority for the internal layout of this unit (Condition 19).
7.59 Concern also remains about the ability of the proposed Home Zone design aspect of the scheme to achieve residential streets which give pedestrians priority and reduce noise levels by reducing traffic speeds. The applicant has advised that the following features would be employed in the scheme to define the home zone.
Coloured paving blocks identify parking spaces and disabled bays.
Junctions are identified in different colours and textures to alert vehicles and pedestrians to the potential crossover, and encourage vehicles to slow down.
Pedestrian crossing points are identified in contrasting colours, to encourage drivers to reduce speed.
Pavements adjacent covered car parking areas to be modified to provide visibility for pedestrians, with respect to reversing vehicles.
7.60 It is considered that if the Council were minded to grant planning approval that issues relating to the Home Zone design feature could be adequately addressed by way of a condition requiring details of hard and soft landscaping to be submitted to an approved by the Council (Condition 7).
7.61 The industrial element is located beside established commercial uses adjoining the site. The thirteen proposed industrial units would have internal floor areas ranging from 168 square metres to 422 square metres. Units 1 to 5 would be contained within one building a maximum of 77 metres long and 21 metres wide. This building would have a flat roof 7.0 metres in height. Units 6 to 13 would be contained in one building a maximum of 98 metres long and 22 metres wide. This building would have a monopitch roof a maximum of 8.8 metres in height at the front, reducing to 7.2m at the rear where they adjoin the proposed residential buildings.
7.62 The proposed buildings have a modern, functional design that is compatible with other contemporary buildings in the surrounding area. Subject to safeguarding conditions in regard to the materials and finishes of the buildings, and landscaping, the siting, design and appearance of the proposed industrial component of the development would be satisfactory.
7.63 As part of the redevelopment of this site additional landscaping is proposed throughout the site and along the frontage and other boundaries. This additional landscaping would make a positive contribution to the appearance of the site. Specific details of species, planting regimes and maintenance are to be obtained via condition (Conditions 7 to 12).
7.64 Overall, a mixed-use scheme consisting of industrial and residential components, with the potential to generally meet Council-planning objectives (subject to conditions and securing planning obligations), is proposed. Subject to safeguarding conditions in regard to the materials and finishes of the buildings, and landscaping, the siting, design and appearance of the proposed development would be satisfactory (Conditions 2, 7 and 12).
Noise Impact 7.65 A noise survey and assessment has been carried out by Sharps Redmore Partnership
(Acoustic Consultants) on behalf of the developer. An assessment of road traffic noise according to PPG 24 has shown that the site falls within NEC B and NEC C. PPG 24 indicates that in these circumstances planning permission can be given for residential development provided that appropriate conditions are placed on any approval requiring protection against noise.
7.66 The Council’s Environmental Health Team have confirmed that adequate mitigation of noise issues can be achieved through design and suitable double glazed windows.
7.67 It is considered that the industrial buildings themselves can adequately screen any noise impact to adjoining residential development from operations or vehicles on the industrial element of the site or mitigated by appropriate site boundary treatment, such as acoustic fencing.
7.68 To minimise any effects of noise to new residential properties from functions or guests at the Shalimar Hotel at 225 Staines Road, while avoiding constraining the latter’s operation, the mews houses would be orientated away from the Hotel with a solid wall provided between the two uses. The mews houses would also be fitted with double glazed windows.
7.69 To ensure that the proposal accords with UDP Policies ENV-B.1.1 and ENV-P.1.5, if the Council were minded to approve the application, it is recommended that it be subject to a condition requiring details of soundproofing (both internally and externally) (condition 15) and boundary treatment (details of acoustic fencing) (condition 12).
Issue 6: Can the scheme be accommodated in term of access and public transport? Is the parking provision appropriate?
7.70 Policy T.1.4 (Car and Cycle Parking and Servicing Facilities for Developments) of the UDP states that all developments must provide parking and servicing facilities in accordance with the Council’s standards as found in Appendix 3. The development generates a maximum requirement of 255 spaces (231 associated with the residential development and 24 with the industrial). There are no minimum parking standards other than in relation to disabled people’s parking provision (23 are proposed) and operational parking. The scheme as submitted accommodates a total of 205 parking spaces (178 associated with the residential and 27 with the industrial). The scheme would provide 294 secure cycle parking spaces
7.71 The residential element of the site has a Public Transport Accessibility Level (PTAL) rating of 3, which is considered moderate. As outlined above, the Council’s parking standards would generate a maximum provision of 231 spaces for the mix of housing proposed but provision at this maximum level would be in areas with poor levels of public transport accessibility. Given the moderate level of accessibility, it is appropriate to consider some reduction in this maximum standard and the proposed provision of 178 spaces is considered acceptable in meeting the reasonable need of residents.
7.72 Secure, covered cycle parking is provided for each of the blocks of flats and, quantitatively, at a level above the Council’s current standard of one per two units. This is so as to meet the more recent TfL standard of one space per residential unit. In addition, there would be 65 spaces for the industrial component of the scheme.
7.73 The industrial component of the development is sited closer to the bus services within Hounslow Town Centre and Hounslow Central Station and has a PTAL rating of 3. The Council’s parking standards suggest a maximum parking provision of 24 spaces for the total area of industrial development proposed but also allow for additional operational parking above the standard for individual units of less than 300m². In this instance, 12 of the units are less than 300m² and the proposed layout indicates a parking provision of 27 spaces. Again, this is considered to be an appropriate level of provision given the mix of units proposed and the site’s level of public transport accessibility.
7.74 The two elements of the site will be accessed separately from Staines Road. The residential element will utilise the existing main vehicular access to the former Lascar Site with some minor modifications to the kerb radii to ease vehicle movement. The road layout of the residential element is acceptable in terms of widths, turning areas and pedestrian accessibility.
7.75 The industrial element would have a new access at the location of an original, largely unused, vehicular access almost opposite Cromwell Road. This access would necessitate changes to the current pelican crossing across Staines Road to the east of Staines Road. This crossing is currently a ‘staggered crossing’, with a large pedestrian island in the centre of the road and this would become a ‘straight across’ facility still with a central, but smaller island which would reduce the crossing distance for pedestrians. Central right turning lanes would be provided for traffic turning into Cromwell Road and into the development site.
7.76 The applicant has submitted a detailed Transport Assessment for the development proposal and the details of this have been analysed, compared with the vehicle flows that could be anticipated were the existing use to be in active operation and also compared with the measured traffic generation of sites with similar types of development. The results of this assessment have been verified and demonstrate that the junctions for both the residential and the industrial elements of the development would operate satisfactorily.
7.77 Transport for London have commented on the proposed development and have raised no objection in principal. However, in order to promote sustainable transport by reducing private vehicle use to and from both the residential and industrial elements of the site, it is recommended that any approval be subject to conditions requiring travel plans to be submitted to and approved by the Local Planning Authority (Conditions 21 and 22).
7.78 The current proposal also proposes to offset the implications of the proposal on public transport by way of a Section106 financial contributions.
Issue 7: Are sustainable building principles applied 7.79 Sustainability underpins many of the UDP policies and those of the London Plan.
These require developments not only to be sustainable in transport terms; but also to include appropriate recycling facilities and to minimise waste; to include energy efficiency measures and promote the use of renewable energy; and not to significantly increase the requirement for water supply or surface water drainage.
7.80 As a large new multi-use development consisting of several large buildings, the proposal can make a substantial contribution to sustainable development in the Borough and it is important that it recognises and adopts sustainable development principles. A detailed Sustainability Checklist and Report has been submitted as part of the application. The proposed redevelopment of a brownfield site, with good links to public transport and connections to the Hounslow Town Centre accords with the principles of sustainable development. The incorporation of recycled, reclaimed and sustainable materials wherever possible, plus the use of green roofs would help to reduce the environmental impact of the development on the surrounding area.
7.81 In terms of energy use, the Energy/Sustainability Statement prepared by ION consultants proposes to implement the following energy saving measures within the proposed development.
Incorporating passive design measures to reduce overall energy usage including maximising natural daylight;
Ensuring the buildings surpass current UK Building Regulation thermal Guidelines;
Ensuring the buildings are airtight and meet best practice criteria;
Utilising natural ventilation strategies as opposed to mechanical ventilation;
Installing energy efficient plant and controls;
Installing energy efficient lighting and services; and
Incorporating water saving devices and recycled rainwater.
7.82 The applicant has advised that the site would incorporate renewable technologies including ‘on-site’ electricity generation via photovoltaic panels and a biomass fired community-heating scheme to provide over 30% of the site’s energy needs. The biomass boiler and storage area would be located between the mews houses at the entrance to the site and the industrial units. No details of the proposed biomass boiler and fuel storage area have been provided. It is recommended that any approval of the application be subject to a condition ensuring details of the on-site renewable technologies to be provided (condition 8).
7.83 Other renewable sources were also considered but assessed as not viable. Based on various energy saving and renewable energy measures proposed, the equivalent carbon saving would be 30% across the site.
7.84 The proposal therefore complies with national policy PPS1 and would also exceed the 20% target set for use of renewable energy in developments by Policy 4A.7 of the London Plan.
7.85 Water usage would also be minimised across the site by the use of dual flush / low volume WC cisterns, flow restrictors and showers as a preference to baths.
7.86 These measures would help ensure that the proposal complies with requirements of the London Plan to restrict water consumption to no more than 40m3 per bed space per year, equating to 110 litres/head/day.
7.87 The incorporation of re-cycled, reclaimed and sustainable materials wherever possible, would help reduce the impact of the proposal from a sustainability viewpoint.
7.88 Subject to appropriate safeguarding conditions (Conditions 8, 9 and 10), it is considered that the development would incorporate sustainable building principles, the most efficient use of natural resources, minimise water, energy, fossil fuels while maximising the use of renewable resources.
Issue 8: Archaeological Issues 7.89 The site is in an area where archaeological remains may be anticipated. Staines Road
follows the route of a major Roman road leading from Londinium, through the settlement at Brentford, to the west. Remains of the road itself may be present on the site.
7.90 CgMs Consulting undertook an Archaeological Assessment in respect of the site and an archaeological desk based assessment has been submitted as part of the application.
7.91 English Heritage have been consulted regarding the proposal and have advised that they do not consider that any further work need be undertaken prior to determination of this planning application but that the archaeological position should be reserved by attaching a condition to any consent granted under this application (condition 17).
Issue 9: Flood Risk 7.92 A Flood Risk Assessment was undertaken and accompanied the planning application.
It identifies that the site is within an area with little or no risk of flooding, and therefore falls within the Flood Zone 1 designation of the Environmental Agency (EA). The Flood Risk Assessment demonstrates that the development is not at risk of flooding, will not increase flooding elsewhere and would minimise any risk of flooding by incorporating Sustainable Urban Drainage Systems (SUDS).
7.93 The Environmental Agency has assessed the Flood Risk Assessment and has advised that they are satisfied that any flood risk issues can be adequately dealt with by way of condition (condition 18).
8.0 PLANNING OBLIGATIONS
8.1 Unitary Development Plan policy IMP6.1 states that where appropriate the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development. 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. These obligations may offset shortfalls in the scheme or mitigate the impacts of the development.
8.2 The applicants have agreed to enter into a legal agreement covering the following areas: Measures needed for the development to go ahead • The provision of the maximum amount of affordable housing within the proposed
residential element of the development.
• A Registered Social Landlord shall manage the residential phase of the development.
Measures directly related to the development
• A financial contribution of £867,000 towards the provision of Primary and Secondary educational facilities in the locality.
• A financial contribution of £25,000 towards the improvement of transport facilities in the locality (e.g. improve access to bus routes and contributions towards a cycle lane).
• A financial contribution of £100,000 towards the provision of health facilities in the locality.
• A financial contribution of £30,000 towards the improvement of open space facilities in the locality.
• A financial contribution of £15,000 towards the provision of employment training.
• A commitment to provide employment/construction training in relation to the development of the residential scheme with an assumed value of £40,000
• The provision of a s278 Highway Works Agreement requiring improvements required to highways, the estimated cost of which is £100,000.
8.3 These proposals are being assessed and will form part of the overall consideration of the acceptability of the scheme.
9.0 EQUAL OPPORTUNITIES IMPLICATIONS 9.1 The equal opportunity implications of the proposal are discussed in the body of the
report and, in particular, under Issue 4 and 5 in Section 7.
10.0 RECOMMENDATIONS 10.1 That the Director of Planning be authorised to grant planning permission subject to the
following conditions and securing the above planning obligations by the prior completion of an agreement or agreements made under Section 106 of the Town and Country Planning Act 1990 and or other appropriate legislation, the exact terms of which shall be negotiated by the Director of Planning on the advice of the Director of Legal Services.
10.2 The legal agreement outlined above shall be completed and planning permission
issued by 24 June 2008. If the legal agreement is not completed by 24 June 2008, then the Director of Planning be authorised to refuse planning permission for the reasons that the proposal is unacceptable in planning terms in the absence of planning obligations.
10.3 In the event that the planning application is refused (for non-completion of the legal
agreement by 24 June 2008, the Director of Planning (in consultation with the Chair of SDC) is hereby authorised to approve any further application for planning permission submitted within 12 months of the date of refusal, which duplicates the planning application provided that the legal agreement is agreed and completed within any timeframe specified by the Council.
Reasons:
The proposed development would not result in an unacceptable loss of employment land in that it would expand and enhance the employment opportunities on the site and, on balance, would be a positive contribution to the locality, ensuring an acceptable design and standard of residential accommodation. Additionally, subject to safeguarding conditions, the living conditions of neighbouring residents would be satisfactorily protected and the development would not significantly affect traffic and parking conditions in the locality. Therefore it is considered to be in accordance with the objectives of the relevant policies of the London Plan and London Borough of Hounslow Unitary Development Plan (UDP) and in particular UDP policies ENV-B.1.1 (New Development), E.1.1 (New Employment Development), E.1.3 (Location of General Industry (B2) and Storage and Distribution (B8) Uses), E.2.2 (Mixed Uses), E.2.3 (Improvement of Employment Sites), E.2.4 (Improvement of Employment Premises), H.4.1 (Housing Standards and Guidelines), T.1.2 (The Movement Implications of Development), T.1.4 (Car and Cycle Parking and Servicing Facilities for Developments), T.4.4 (Road Safety) and IMP.6.1(Planning Obligations). Conditions
Note: The final wording of the Conditions may be varied by way of an addendum report. 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To accord with the provisions of Section 91 (1) (a) of the Town and Country Planning Act 1990.
2. No development shall take place until samples of the materials to be used in the construction of the external surfaces have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details
Reason: In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to satisfy the requirements of Hounslow Unitary Development Plan Policy ENV-B.1.1 (New Development) and London Plan Policies 4B.1 (Design principles for a compact city), 4B.3 (Enhancing the quality of the public realm) and UDP Supplementary Planning Guidance (February 1997).
3. The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted therewith and approved by the Local Planning Authority, or as shall have been otherwise approved in writing by the Local Planning Authority.
Reason: To ensure the development is carried out in accordance with the planning permission.
4. No demolition or construction work shall take place on the site except between the hours of 8:00am to 6:00pm on Mondays to Friday and 8:00am to 1:00pm on Saturdays and none shall take place on Sundays and Public Holidays without the prior agreement of the Local Planning Authority.
Reasons: In order to safeguard the amenities of adjoining residents and the amenities of the locality in accordance with Policies ENV-B.1.1 (New development), ENV-P.1.7 (Light pollution) and ENV-P.1.5 (Noise pollution) of the Hounslow Unitary Development Plan and Policies 4A.20 (Reducing noise and enhancing soundscapes) and 4A.3 (Sustainable design and construction) of the London Plan.
5. Prior to any occupation of the development a scheme for the storage and collection of waste and materials to be recycled including a timetable for implementation shall have been submitted to and approved in writing by the Local Planning Authority and the approved scheme shall then be managed as approved unless otherwise approved in writing by the Local Planning Authority.
Reason: In order that the Council may be satisfied as to the refuse and recycling arrangements for the development to ensure that waste and materials to be recycled can be properly stored and removed from the site as soon as the residential accommodation is occupied and as soon as the use of the industrial element of the proposed development commences in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), ENV-P.2.1 (Waste management), ENV-P.2.4. (Recycling facilities in new developments), H.4.1 (Housing standards and guidelines), T.2.2 (Pedestrian safety and security) and T.4.4 (Road safety) and London Plan Policies 4A.3 (Sustainable design and construction), 4A.21(Waste strategic policy and targets) and 4A.22 (Spatial policies for waste management). 6. Details of lux levels, direction and screening of any floodlighting shall be submitted to and approved in writing by the Local Planning Authority before the buildings are occupied. Development shall be carried out in accordance with the approved details.
Reasons: In order that the Council may be satisfied as to the details of the floodlighting in the interests of minimising any adverse affects upon the neighbouring residents [and to obviate any hazard to traffic safety] in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development); ENV.P.1.7 (Light pollution) and T.4.4 (Road Safety).
7. No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall then be carried out as approved.
Hard landscaping details shall include (proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing material; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc); proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc); retained historic landscape features and proposals for restoration, where relevant). All hard landscape work shall be carried out in accordance with the approved details prior to any occupation of the residential development and retained and maintained thereafter. Soft landscaping details shall include (planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme). These details shall include green roofs. 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 including with regard to the provision and delivery of minor artefacts and structures, to ensure a satisfactory appearance of the site and improve the visual and ecological amenities of the locality in accordance with Hounslow Unitary Development Plan Policy ENV-B.1.1 (New development) and London Plan Policy 4B.1 (Design principles for a compact city). 8. 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. The details shall be carried 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 4A.4 (Energy assessment), 4A.7 (Renewable energy,.
9. No development shall take place until details of a Sustainable Urban Drainage Scheme, including measures for (i) the harvesting of rainwater, (ii) the minimisation of water run-off from the site, aiming for greenfield levels, and (iii) the conservation and reuse as appropriate of other water supplies in the buildings have been submitted to and approved by the Local Planning Authority. These details shall be carried out as approved prior to occupation of the buildings unless otherwise approved in writing by the Local Planning Authority and retained and maintained thereafter.
Reason: In the interests of sustainability and to ensure the satisfactory management of surface water run-off from the development hereby permitted, including by preventing increased risk of flooding and pollution of the water environment, and in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), ENV-P.1.2 (Water pollution and water quality), ENV-P.1.3 (Surface water run off) and London Plan Policies 4A.3 (Sustainable design and construction), 4A.14 (Sustainable drainage) and 4A.17 (Water quality). 10. No development shall take place until a statement on the sourcing of materials to be used in the building, involving reuse, recycling and other sustainable sourcing of materials to be used in the construction of extensions and fitting out of the building wherever possible, has been submitted to and approved in writing by the Local Planning Authority. These details shall be carried out as approved.
Reason: To ensure the development can be implemented with adequate regard to the environment in the interests of sustainability in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), London Plan Policy 4A.3 (Sustainable design and construction); and Sustainable Design and Construction (London Plan Supplementary Planning Guidance May 2006.
11. 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 Greater London Authority’s “Air Quality” guidance, 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 ENVP.1.7 (Light Pollution). 12. (F8) No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the position, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the buildings are occupied. Development shall be carried out in accordance with the approved details prior to occupation of any building unless a timetable for implementation has otherwise been submitted and approved in writing and retained and maintained thereafter.
Reason: In order that the Local Planning Authority may be satisfied as to the details of the development in the interests of road safety in accordance with policy ENV.B.1.1 New development, and policy T.4.4 Road Safety. 13. (F13) Means of vehicular access to the development shall be from Staines Road only, as shown on drawing no. A_PL_010 Rev I (Proposed Site Plan), and:
(i) no industrial unit shall not occupied until the means of vehicle access serving the industrial element of the site has been completed and retained and maintained thereafter; and
(ii) no residential unit shall be occupied until the means of vehicle access serving the residential element of the site has been completed and retained and maintained thereafter.
Reason: In order that the Local Planning Authority may be satisfied as to the means of vehicular access to the development and that adequate vehicle access is available at time of occupation, and to ensure that the development does not prejudice the free flow of traffic or conditions of general safety along the adjoining highway and to accord with Hounslow Unitary Development Plan Policies ENV.B.1.1 (New development), T.1.4 (Car and cycle parking and servicing facilities for developments), T.2.1 (Pedestrian access), T.2.2 (Pedestrian safety and security), T.4.3 (The traffic implications of new development) and T.4.4 (Road Safety).
14. All the residential units shall comply with the Joseph Rowntree Foundation Lifetime Homes Standards. Reason: To ensure that the residential accommodation will be built out to Lifetime Homes 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). 15. No development shall take place until details have been 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 scheme once approved shall be implemented prior to occupation unless otherwise agreed in writing by the Local Planning Authority and retained thereafter.
Reason: To comply with the “reasonable” limits contained in BS8233:1999 designed to provide a reasonable standard of living conditions for future occupiers and to meet Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development) and ENV-P.1.5 (Noise pollution) and London Plan Policies 4A.20 (Reducing noise and enhancing soundscapes) and 4A.3 (Sustainable design and construction).
16. Before first occupation of the buildings the loading, unloading and turning space, and parking spaces (including spaces for people with disabilities) shall be provided within the curtilage of the site in accordance with the scheme shown on drawing Nos. A_A1_PL_010 Revision I and A_A1_PL_99 received 25/03/2008 and such spaces shall be permanently available and not be used for any other purpose. Reason: In order to prevent obstruction and inconvenience to users of the adjacent highway and the premises, and in the interests of road safety available in accordance with policy ENV.B.1.1 New development and policy T1.4 Car and Cycle Parking and servicing facilities for developments and T4.4 Road Safety.) Reason: In order that the Local Planning Authority may be satisfied as to the provision and allocation of parking spaces in accordance with the proposal allowed on appeal, in the interests of controlling traffic congestion and to encourage use of more sustainable non-car modes, to prevent obstruction and inconvenience to road users and pedestrians, in the interest of road safety, and to prevent the loss of amenity space in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), T.1.4 (Car and cycle parking and servicing facilities for developments), T.2.1 (Pedestrian access), T.2.2 (Pedestrian safety and security), T.4.2 (Oppose overall increase in highway capacity for private vehicles and seek reduction in traffic levels), T.4.3 (The traffic implications of new development), T.4.4 (Road safety), H.3.5 (Release of employment uses to residential) and H.4.1 (Housing standards and guidelines) and London Plan Policies 3C.23 (Parking strategy) and 3C.21 (Improving conditions for cyclists) and Annex 4 (Parking standards).
17. No development shall take place until a programme of archaeological work including the timetable for investigation has been submitted to and approved in writing by the Local Planning Authority. The approved programme shall be carried out as approved.
Reason: The site lies in an area where archaeological remains can be anticipated and the Local Planning Authority wishes to protect any archaeological remains on the site from being impacted upon by the construction of the development in accordance with Hounslow Unitary Development Plan Policy ENV-B.3.2 (Sites of archaeological importance) and London Plan Policy 4B.15 (Archaeology). 18. No development shall take place until foul and surface water drainage details incorporating the principles of sustainable urban drainage and including a timetable for implementation have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and retained thereafter.
Reason: To ensure that the surface and foul drainage systems have sufficient capacity to cope with the demand arising from the development so as to prevent increased risk of flooding and pollution of the water environment/improve water quality in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (B.9) and (C.3) (New development), ENV-P.1.2 (Water pollution and water quality), ENV-P.1.3 (Surface water run off), ENV-P.1.4 (Waste water management) and ENV-W.1.5 (Nature conservation in the Thames Policy Area) and London Plan Policies 4A.17 (Water quality), 4A.18 (Water and sewerage infrastructure), 4A.14 (Sustainable drainage) and 4A.3 (Sustainable design and construction).
19. No development shall take place until details have been submitted to and approved by the Local Planning Authority for the internal layout of the two-bedroom unit identified as PA_0_2 within Block A as shown on drawing number A_A1_PL_010.
Reason. To avoid and/or mitigate light glare from vehicles entering the site and to provide satisfactory accommodation for future residents in accordance with Policies ENV-B.1.1 (New Development), ENV-P.1.7, H.4.1 (Housing standards and guidelines), and H.3.5 (ix) (Release of Employment Uses to Residential) of the Hounslow UDP. 20. The premises on the industrial element of the site as shown on drawing no. A_PL_010 Rev I (Proposed Site Plan) shall be used for B1(c), B2 and/or B8 uses and for no other purpose (including any other purpose in Class B of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification). Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order) 1995 (or any order revoking or re-enacting that Order) there shall be no permitted to change to B1(a) or B1(b).
Reason: The Council is satisfied that the use hereby approved would not result in detriment to adjoining properties but would wish to control future changes of use within the same Class in the interests of the amenity of neighbouring residents and adjoining properties. 21. A Travel Plan aiming to promote sustainable transport by reducing private vehicle use to and from the industrial element of the site shall be submitted to and approved by the Local Planning Authority and then implemented prior to occupation of the new industrial buildings and thereafter maintained in operation unless otherwise approved in writing by the Local Planning Authority.
Reason: In order to enhance the environmental sustainability of the development through encouraging use of more sustainable forms of transport and a reduction in car travel, in accordance with policy 3C.2 of the London Plan policies ENV-B.1.1 (New Development) and ENV-T.1.2 (The Movement Implications of Development) of the London Borough of Hounslow Unitary Development Plan. 22. A Travel Plan aiming to promote sustainable transport and reduce private vehicle use to and from the residential element of the site shall be submitted to and approved by the Local Planning Authority and then implemented prior to occupation of the residential component of the approved scheme and thereafter maintained in operation unless otherwise approved in writing by the Local Planning Authority.
Reason: In order to enhance the environmental sustainability of the development through encouraging use of more sustainable forms of transport and a reduction in car travel, in accordance with policy 3C.2 of the London Plan and policies ENV-B.1.1 (New Development) and ENV-T.1.2 (The Movement Implications of Development) of the London Borough of Hounslow Unitary Development Plan 2003. 23. No development shall take place until a scheme for the investigation and recording of contamination on the site has been submitted to and approved in writing by the Local Planning Authority and a report detailing such contamination as has been found, proposals for its removal, containment or otherwise being rendered harmless and measures to verify the adequacy of decontamination work has been submitted to and approved in writing by the Local Planning Authority. The approved works of decontamination and verification shall be carried out before development begins or in accordance with a programme approved in writing by the Local Planning Authority. If any contamination not previously identified is encountered during development, whether from a different source or a different type to that addressed in the approved details or in an area expected to have been uncontaminated, then a revised scheme to deal with that contamination, including a programme of work, shall be submitted to and approved in writing by the Local Planning Authority and carried out in accordance with that approval.
Reason: The site is contaminated/potentially contaminated and the Local Planning Authority wishes to ensure that the development can be implemented and occupied with adequate regard for environmental and public safety, in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), ENV-P.1.2 (Water pollution and water quality) and ENV-P.1.8 (Development proposals on or near Contaminated land) and London Plan Policies 4A.3 (Sustainable design and construction), 4A.17 (Water quality) and 4A.33 (Bringing contaminated land into beneficial use).
24. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order) 1995 (or any order revoking or re-enacting that Order) there shall be no enlargement of any of the 49 houses shown on drawing No. A_PL_010 Rev I (Proposed Site Plan) and no additional structures/buildings shall be erected within the curtilage of any of the 21 terrace houses without the written approval of the Local Planning Authority.
Reason: In order that the Local Planning Authority may be satisfied that the proposed private amenity space for the 21 terrace houses will not be used for any purpose other than as amenity space, 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 in the interests of the visual amenity of the area, in accordance with Policies ENV-B.1.1 (New development), H.4.1 (Housing standards and guidelines) and ENV-B.2.2 (Conservation areas) of the Hounslow Unitary Development Plan and Policies 4B.1 (Design principles for a compact city), 4B.10 (London's built heritage) and 4B.11 (Heritage conservation) of the London Plan.
Informatives: 1. 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. 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. The Environment Agency recommends that developers should:
i. Follow the risk management framework provided in CLR11, Model Procedures for the Management of Land Contamination, when dealing with land affected by contamination.
ii. Refer to the Environment Agency Guidance on requirements for Land Contamination Reports for the type of information that they require in order to assess risks to controlled waters from the site.
Refer to the website www.environment-agency.gov.uk for more information.
4. The developer and their representatives are reminded that this planning approval does
not discharge the requirements under the Traffic Management Act 2004. Formal notifications and approval will be needed for both permanent highway schemes and any temporary highway works required during the construction phase of the development.
5. London Borough of Hounslow assesses the need for, and the acceptable standard of,
travel plans in line with the following guidance produced by Transport for London – Guidance for residential travel planning in London (2008) Guidance for workplace travel planning for development in London (2008)
Both of these documents are avalaible from the TfL website, as the following we address (checked May 2008) –
www.tfl.gov.uk/corporate/projectsandschemes/workplacetravelplanning/768.aspx
6. The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with the appropriate English Heritage guidelines.