486 bath road final - london borough of hounslow
TRANSCRIPT
LONDON BOROUGH OF HOUNSLOW
PLANNING COMMITTEE 05 March 2020
Planning Officer: Adam Mitchell
References: P/2019/3416 00083/486/P15
Address: 486 Bath Road, Hounslow TW5 9UP
Ward: Cranford
Proposal: Demolition of the existing building and redevelopment
of the site to provide 21 residential units (C3) within a
part three, part four and part set-back six storey
building with associated amenity space, landscaping,
basement carparking and all associated works.
Drawing Numbers: See end of report
Application Received: 18 September 2019
This application is being taken to Planning Committee as a Major
application which requires a S38, S278 and S106 Legal Agreement
1.0 SUMMARY
1.1 The proposal seeks planning permission for the demolition of the existing
buildings and redevelopment of the site known as 486 Bath Road, Hounslow
to provide 21 homes (Use Class C3) within a part three, part four and part set
back six storey building with associated car parking, amenity space and
landscaping.
1.2 The development proposes that 38% of the homes are affordable, based on
62% being London Affordable Rent and 38% being Shared Ownership.
1.3 The application was notified to 140 neighbours and attracted four unique
submissions and one petition with 50 signatories.
1.4 The proposal represents a high-quality architectural response for the
redevelopment of a small site within a sustainable location. The design of the
development would not harm neighbours living conditions and would
positively contribute to the character of the area.
1.5 The 21 new homes would provide a high-quality standard of accommodation
for occupants.
The application is recommended for approval, subject to
conditions and a legal agreement.
LONDON BOROUGH OF HOUNSLOW
2.0 SITE DESCRIPTION
2.1 The subject property is known as 486 Bath Road and is located on the south-western corner of the Bath Road (A4) (north) and Travellers Way (east) junction. The site has a Public Transport Accessibility Rating (PTAL) of 3 (Moderate) and is located close to numerous bus routes.
2.2 The site has a 15.7m frontage to Bath Road and a maximum depth of 66.3m, measured along the western boundary. Overall the site has an area of approximately 878m2 and is topographically flat.
2.3 Presently the site accommodates a two storey detached dwellinghouse of masonry construction with a tiled roof, accommodating hardstand carparking to the Bath Road frontage , an 11m deep outbuilding behind the house and parallel to the eastern boundary and a landscaped garden.
2.4 To the west of the site is a U-shaped residential flat development reaching four storeys in height of brick masonry and with a tiled gable-ended roof. A row of mature Leyland Cyprus trees reaching 12-14m in height runs along the eastern boundary of this land, neighbouring the western boundary of the subject site.
2.5 To the east of the site is a 2m wide footpath, Travellers Way, and then a three storey residential terrace building with hardstand carparking fronting Travellers Way. A similar form of development exists to the south, and through the wider Travellers Way area.
2.6 To the north of the site is the Rectory Farm site which is designated Green Belt and benefits from planning permission for extensive redevelopment works.
2.7 The footprint of the subject site area is shown on the diagram below, outlined in red.
LONDON BOROUGH OF HOUNSLOW
3.0 PLANNING HISTORY
00083/486/P7 Erection of 2 x 3 storey 3 bedroom dwellinghouses to rear garden of 486 Bath Road with integral garages.
Granted 17 October 2002
00083/486/P8 Demolition of existing house and erection of 2 No. 4 storey blocks with basement car parking, providing 14 residential units (12 two bedroom, 1 one bedroom and 1 three bedroom
Refused 19 June 2008
00083/486/P9 Demolition of existing house and erection of 2 No. 4 storey blocks with basement car parking providing 14 residential units (12 two bedroom, 1 one bedroom and 1 three bedroom).
Refused 19 June 2008
00083/486/P10 Demolition of an existing dwelling and the erection of 7x2 bedroom flats and 2 x 4 bedroom townhouses.
Withdrawn 18 April 2011
00083/486/P11 Erection of 7 two bedroom flats and 2 four bedroom townhouses following the demolition of the existing property at the site.
Refused 12 November 2012
LONDON BOROUGH OF HOUNSLOW
00083/486/P12 Demolition of existing dwelling and erection of a four storey building to incorporate seven number two bedroom flats with eight ground floor car parking spaces and erection of a four storey building to incorporate two number four bedroom townhouses with two ground floor garages and car parking spaces.
Refused 04 April 2013
00083/486/P13 Demolition of existing buildings and erection of 7 x 2 bedroom flats and 1 x 3 bedroom and 1 x 4 bedroom townhouses.
Refused 13 September 2013
Reasons for refusal:
1) The proposal would result in an overdevelopment of the site creating a cramped and crowded appearance. The proposal is therefore contrary to adopted Unitary Development Plan policies ENV-B.1.1 (New Development), and H.4.1 (Housing Standards and Guidelines), and Supplementary Planning Guidance (1997).
2) The proposal would be an unacceptable design by reason of its scale and bulk that would be out of character with the surrounding area and harmful to the streetscene. The proposal is therefore contrary to adopted Unitary Development Plan policies ENV-B.1.1 (New Development), and H.4.1 (Housing Standards and Guidelines), and Supplementary Planning Guidance (1997).
3) The proposal would have an unacceptable impact on highway safety and efficiency by reason of an inadequate car parking space. This is contrary to UDP policies ENV-B.1.1 (New development), 4.3 (Traffic implications of new development) and T.4.4 (Road safety).
4) The proposed development would not provide sufficient amenity space, creating substandard accommodation for future residents. This is contrary to UDP policies ENV-B.1.1 (New development) and Supplementary Planning Guidance.
Dismissed at appeal 28 March 2014
00083/486/P14 Erection of a four storey block comprising 7 x two bedroom flats and 1 x three bedroom and 1 x two bedroom townhouse.
Approved 15 December 2014
00083/486/PRE1 Preapplication meeting held on 13 March 2019 for the redevelopment of the site for 22 flats in a building reaching a maximum height of six storeys.
LONDON BOROUGH OF HOUNSLOW
4.0 PROPOSAL
4.1 Permission is sought for the demolition of all existing buildings on site,
excavation works and the construction of a residential building.
4.2 The building proposed is broken down into three segments, herein known as
the ‘northern’, ‘central’ and ‘southern’ section. The northern section of the
development fronts Bath Road and is five storeys in height with a recessed
sixth floor reaching a height of 20.6m above ground level. This is the highest
part of the building.
4.3 The central section of the building is wedged between the northern and
southern section and reaches three storeys, with a rooftop communal area
atop.
4.4 The southern section reaches a height of four storeys and accommodates the
vehicular access point into the development.
4.5 The majority of the site is proposed to be excavated to accommodate 15 car
parking spaces, cycle store and plant rooms.
4.6 The development as a whole is to provide 21 units comprising four one
bedroom two person, one two bedroom three person, twelve two bedroom
four person and four three bedroom five person units. The building would be
brick clad, with a corduroy brick pattern at ground level and more
standardised brick for the remainder of the block. Landscaping is provided
around the perimeter of the building in both the public and private domain,
and atop of the central section of the building on the communal roof terrace
amenity area. The development would have a green-roof with a photovoltaic
array on the southern section.
4.7 Of these 21 new homes, three are proposed to be Shared Ownership and five
provided at London Affordable Rent.
4.8 The architects have provided the following montages of the development,
extracted from the submitted Design and Access Statement by Lyndon Goode
Architects.
LONDON BOROUGH OF HOUNSLOW
5.0 CONSULTATIONS
5.1 140 neighbours were notified of the application by way of letter issued on 24
September 2019, as well as a site notice and a press notice. From this, four
unique objections were received, and one petition was received which has 50
signatories (note: some addresses on the petition may be duplicated for
different occupants).
LONDON BOROUGH OF HOUNSLOW
5.2 The revised plans that were received on 10 January 2020 have been
published on the Council’s website; however they did not require formal re-
notification. Notwithstanding this, a revised site notice was placed on the site
so that passing pedestrians may note that revised plans have been received.
5.3 The issues raised in the petition and submissions received have relevantly
been grouped together into the follow categories and responded to
accordingly:
Objection Received Officer Response
Design This matter is discussed in the
Assessment section of this report.
In summary the design is found to
be satisfactory.
Insufficient amenity space This matter is discussed in the
Assessment section of this report.
In summary, despite the shortfall in
amenity space the development is
found to be satisfactory.
Noise, overshadowing and overlooking This matter is discussed in the
Assessment section of this report.
In summary the development is
found to have no unacceptable
impact on neighbours.
Highways, traffic and parking This matter is discussed in the
Assessment section of this report.
Traffic and car parking is found to
be acceptable.
LONDON BOROUGH OF HOUNSLOW
Impact on existing trees The applicant has submitted a
detailed Tree Root Investigation,
Tree Impact Assessment and an
Arboricultural Survey in support of
the application.
Those reports detail that the
development is unlikely to have any
significant effect on surrounding
trees, provided that the
recommendations of that report are
adhered to. Therefore, those
recommendations are endorsed by
this report.
This matter is thereby resolved by
way of condition.
Impact on drainage and infrastructure This matter has been assessed by
the Local Lead Flood Authority who
finds that, subject to conditions as
recommended, the development will
be acceptable with regard to impact
on drainage and infrastructure.
Pending Decisions List
5.4 The application was placed on the Pending Decisions List - Week 03 of 2020
where Officers advised of referral to Planning Committee.
6.0 POLICY
Determining applications for full or outline planning permission
6.1 The determination must be made in accordance with the development plan unless material considerations indicate otherwise. Local finance considerations must also be assessed.
The National Planning Policy Framework
6.2 The National Planning Policy Framework (NPPF) was revised on 19 February 2019. The April 2014 National Planning Practice Guidance (NPPG) is an online guidance resource that supports the NPPF. Where pertinent, the NPPF and NPPG are material considerations that will be taken into account in decision-making.
The Development Plan
6.3 The Development Plan for the Borough comprises the Council's Local Plan (adopted by the Council on 15 September 2015), the West London Waste Plan and the London Plan Consolidated with Alterations since 2011.
LONDON BOROUGH OF HOUNSLOW
6.4 The draft New London Plan has been through Examination in Public, but has not yet been adopted. The weight given to it remains a matter for the decision maker at this stage.
6.5 The Council are currently undertaking two Local Plan reviews; the West of Borough Local Plan review and the Great West Corridor Local Plan review.
6.6 The adopted Local Plan and emerging Local Plan Review documents can be viewed on the Planning Policy pages of the Hounslow website.
7.0 Adopted London Plan Policies
3.3 Increasing Housing Supply
3.4 Optimising Housing Potential
3.5 Quality and Design of Housing Developments
5.1 Climate Change Mitigation
5.2 Minimising Carbon Dioxide Emissions
5.3 Sustainable Design and Construction
5.12 Flood Risk Management
5.15 Water Use and Supplies
6.3 Assessing Effects of Development on Transport Capacity
6.9 Cycling
6.13 Parking
7.4 Local Character
7.6 Architecture
8.0 Draft London Plan Policies
GG2 Making the Best Use of Land
GG4 Delivering the Homes Londoners Need
D2 Delivering Good Design
D4 Housing Quality and Standards
D6 Optimising Housing Density
D13 Noise
H1 Increasing Housing Supply
H2 Small Sites
SI2 Minimising Greenhouse Gas Emissions
SI7 Reducing Waste and Supporting the Circular Economy
SI12 Flood Risk Management
LONDON BOROUGH OF HOUNSLOW
T4 Assessing and Mitigating Transport Impacts
T5 Cycling
T6 Car Parking
9.0 Adopted Local Plan Policies
CC1 Context and Character
CC2 Urban Design and Architecture
SC1 Housing Growth
SC3 Meeting the need for a mix of housing size and type
SC4 Scale and Density of new housing development
SC5 Ensuring suitable internal and external space
EQ1 Energy and Carbon Reduction
EQ2 Sustainable Design and Construction
EQ3 Flood Risk and Surface Water Management
EQ4 Air Quality
EQ5 Noise
EQ7 Sustainable Waste Management
EC2 Developing a Sustainable Local Transport Network
IMP1 Sustainable Development
9.1 London Plan Housing SPG 2016
10.0 ASSESSMENT
10.1 The key planning issues to consider are:
The acceptability in principle
Design
Impact on neighbours
Quality of accommodation
Parking, services and access
Environmental consideration
Principle
10.2 The National Planning Policy Framework (NPPF) states that new applications should be considered in the context of the presumption in favour of sustainable development.
LONDON BOROUGH OF HOUNSLOW
10.3 It goes on to state (Paragraph 117) that planning policies and decisions should encourage effective use of land in meeting the need for homes and other uses. Paragraph 118 (e) states that planning policies and decisions should give support opportunities to use the airspace above existing residential and commercial premises for new homes. In particular, they should allow upward extensions where the development would be consistent with the prevailing height and form of neighbouring properties and the overall street scene, is well-designed (including complying with any local design policies and standards) and can maintain safe access and egress for occupiers.
10.4 Paragraph 121 (a) states that Local Planning Authorities should take a positive approach to applications for alternative uses of land which is currently developed but not allocated for a specific purpose in plans, where this would help to meet identified development needs. In particular, they should support proposals to use retail and employment land in areas of high housing demand, provided this would not undermine key economic sectors or sites or the vitality and viability of town centres, and would be compatible with other policies in the framework.
10.5 Local Plan Policy SC1 (Housing Growth) states that the Council will seek to
maximise the supply of housing in the Borough to meet housing need in a
manner consistent with sustainable development principles and built at a rate
that will exceed the London Plan annualised completion targets to and
achieve at least 12,330 new homes between 2015 and 2030. The Council will
achieve this by supporting proposals for new development and conversions
on other sites, including small sites. It will do this in the context of a
presumption in favour of sustainable development, encouraging the effective
use of land by reusing previously developed land provided that it is not of high
environmental value or in a use otherwise protected in the Local Plan and
recognising that an important contribution to housing supply will come from
small infill sites. The policy requires the design of these to respond to and
reflect local context and character and to have regard to design standards of
the development plan and other supplementary planning documents.
10.6 Draft London Plan Policy H2 (Small Sites) envisions that Hounslow will
complete on average 680 new homes per year on small sites.
10.7 The proposal seeks to construct 21 new homes in the borough (a net increase
of 20) on a small site in a sustainable location. In providing new units of
residential accommodation the proposal would meet a key policy priority,
consequently the principle of a more intensive residential use of this site is
considered acceptable subject to the satisfying the assessment below.
Design and Architecture
10.8 The NPPF states that good quality design is an integral part of sustainable
development and that decision takers should always seek high quality design.
It states that achieving good design is about creating places, buildings or
spaces that work well for everyone, look good, will last well, and adapt to the
needs of future generations, with good design responding in a practical and
LONDON BOROUGH OF HOUNSLOW
creative way to both the function and identity of a place, putting land, water,
drainage, energy, community, economic, infrastructure and other such
resources to the best possible use. The NPPF also says permission should be
refused for development of poor design that fails to take the opportunities
available for improving the character and quality of an area and the way it
functions. It is proper to seek to promote or reinforce local distinctiveness.
10.9 However it makes clear that planning permission should not be refused for
buildings and infrastructure that promote high levels of sustainability because
of concern about incompatibility with an existing townscape, if mitigated by
good design (unless the concern relates to a designated heritage asset and
the impact would cause material harm to the asset or its setting which is not
outweighed by the proposal’s economic, social and environmental benefits).
10.10 The degree to which new development reflects and responds to the character
and history of its surrounds is a key element of good design as defined within
the NPPF. This relationship should be considered throughout the design
process, and should inform the positioning, massing, height, and materiality of
development proposals. Developing a design solution that works with its
surrounding context should not prevent or discourage appropriate innovation.
10.11 London Plan Policy 7.4 (Local Character) sets out that buildings should
provide a high quality design response to the urban grain, street pattern,
natural features, human scale and the historic environment and is supported
by Policy 7.6 (Architecture) which seeks to promote high architectural and
design quality appropriate to its context.
10.12 Adopted Local Plan policy CC1 (Context and Character) states that
development proposals should have due regard to the Context and Character
Study and Policy CC2 (Urban Design and architecture) states that “We will
retain, promote and support high quality urban design and architecture to
create, attractive, distinctive, and liveable places”.
10.13 In consideration of the design and architecture of a building several factors
must be considered which cumulatively will reveal whether the design is
appropriate for the context of the site.
10.14 Firstly, it must be reasonably acknowledged and expected that any form of
development on this site will appear different to its neighbours given the
significant gap in their ages. Similarly, trying to design a building which
replicates its neighbours would appear incongruent with the original pattern of
buildings and generally at odds with the approach desired by the Local Plan.
10.15 Therefore, the assessment of a new building within a dense urban
environment must primarily pertain to two key factors;
(1) its scale and proportion commensurate to its surroundings; and
(2) its visual compatibility with the context of the land.
LONDON BOROUGH OF HOUNSLOW
10.16 The building proposed is broken down into three distinct sections known as
the northern (right), central and southern (left) section.
10.17 The northern section is six storeys, central section three storeys with a roof
terrace, and southern section four storeys. The building provides a minimum
spatial separation from neighbouring buildings of 5m, as detailed on the below
diagram (5m to the west, 12.7m to the east and 11.5m to the south-east):
10.18 The northern and southern section will have a green roof; central section has
a communal roof terrace; and the southern section will house a photovoltaic
array on the roof (in addition to the green roof).
10.19 Assessment of proportion should relate to the size of neighbouring
developments, and to what can reasonably be expected to be developed on
the site, but should not simply seek to be ‘the same’ as existing buildings.
10.20 In addition to that assessment, Local Plan Policy CC3 (Tall Buildings)
supports tall of buildings of high qualities in certain locations which accord
with the principles of sustainable development. Part (e) of that policy seeks to
LONDON BOROUGH OF HOUNSLOW
preserve the predominant two to three storey character in the borough, but
identifies that there is scope for four to six storey buildings along main streets
where opportunity exists for higher density development.
10.21 With this in mind, the development proposed is a taller, larger and denser
development than its neighbours. The northern section of the building projects
3.6m closer to Bath Road than its neighbour and is offset from that building by
5m. The northern section is 4.3m taller than the neighbouring building to the
fifth floor, and the inset sixth floor is 7m taller (equating to a total height of
20.54m).
10.22 The northern section of the building is the most visually prominent aspect of
the development both in terms of its scale and its visibility from the public
domain. This portion of the building would be readily visible when travelling
along Bath Road.
10.23 This portion of the building is articulated with deep winter gardens and window
reveals which breaks down the massing of the façade.
10.24 The central section is positioned between the larger northern and southern
blocks and is setback from the eastern and western edges of the site. This
section is generally of a lesser height than the neighbouring building and
appears visually subordinate to the larger northern and southern section.
10.25 The southern section of the building is of a height similar to the existing
neighbouring buildings and ‘bookends’ the development. This section follows
the curvature of the road and also includes deep balcony and window reveals.
10.26 The proposed design reflects a contemporary piece of residential architecture
in an area that is predominantly older residential flat buildings. These two
styles should not be juxtaposed.
10.27 In consideration of the above factors and taking into regard the context of the
site, the building proposed is found to be an acceptable design solution that
appropriately responds to the scale and proportion of neighbouring buildings
whilst introducing a contemporary style of architecture that contributes to the
temporal transition of architectural that will inevitably occur in future.
10.28 The documents submitted provide a general summary of the materials to be
used in the construction; however these details are to be secured by way of
condition to ensure they are of a high quality. Similarly, the details of both
hard and soft landscaping, including planting, shall be secured by way of
condition.
10.29 Therefore, it is considered that the proposed development is of an appropriate
design and character for the site.
LONDON BOROUGH OF HOUNSLOW
Standard of Residential Accommodation
10.30 Local Plan Policy SC5 requires the internal space of new homes to comply
with the Nationally Described Space Standards (NDSS) internally and with
specified private and communal amenity areas.
10.31 An assessment of the development’s compliance against the NDSS follows:
Required GIA
(sqm)
Proposed GIA
(sqm)
Required private
amenity (sqm)
Proposed
private amenity
(sqm)
UNIT 1
(1b2p)
50 55 5 7 (balcony)
UNIT 2
(2b4p)
70 75 7 21 (garden)
UNIT 3
(1b2p)
50 60 5 23 (garden)
UNIT 4
(2b4p)
70 87 7 16 + 20 (garden)
UNIT 5
(2b3p)
61 71 6 16 (garden)
UNIT 6
(3b5p)
86 93 5 15 (balcony)
UNIT 7
(2b4p)
70 71 7 8 (balcony)
UNIT 8
(2b4p)
70 71 7 8 (balcony)
UNIT 9
(2b4p)
70 74 7 12 (balcony)
UNIT 10
(2b4p)
70 79 7 7 (balcony)
UNIT 11
(3b5p)
86 93 8 15 (balcony)
LONDON BOROUGH OF HOUNSLOW
UNIT 12
(1b2p)
50 61 5 17 (balcony)
UNIT 13
(1b2p)
50 61 5 17 (balcony)
UNIT 14
(2b4p)
70 74 7 13 (balcony)
UNIT 15
(2b4p)
70 79 7 8 (balcony)
UNIT 16
(3b5p)
86 93 8 15 (balcony)
UNIT 17
(2b4p)
70 74 7 15 (balcony)
UNIT 18
(2b4p)
70 79 7 8 (balcony)
UNIT 19
(2b4p)
70 74 7 13 (balcony)
UNIT 20
(2b4p)
70 79 7 8 (balcony)
UNIT 21
(3b5p)
86 105 8 94 (balcony)
10.32 In this circumstance, the development achieves the minimum GIA in all
instances and in most of the new homes, far exceeds the requirement. In
addition to this, the homes are found to have a functional and ergonomic
layout.
10.33 In addition to the above, Policy SC5 requires communal external spaces to be
provided at between 25-30sqm for each flat, less a reduction for the area of
provide space provided for each flat. There should be a safe and convenient
pedestrian entrance from every dwelling to communal spaces, and they
should be well designed, landscape and maintained with a good level of
passive surveillance.
10.34 The development includes a rooftop communal garden atop of the central
section of the building, measuring 127sqm.
LONDON BOROUGH OF HOUNSLOW
10.35 The development requires 545sqm of communal amenity space, less a
reduction of the private amenity space (545-376=169sqm amenity space
required). Therefore, the development has a 42sqm shortfall in communal
amenity space.
10.36 Notwithstanding this shortfall, most homes are provided with generously
proportioned private balconies or terraces that are readily accessible from
primary living areas. The shortfall in communal open space would not
considerably detract from the living conditions of occupants and would
contribute to providing an area of respite. Further, as the site is prone to
inevitable noise as discussed later in this report, the oversized units provide
appropriate internal areas for play and recreation which may otherwise not
have been utilised to their fullest outside.
10.37 Given the dense urban area of the site and the surrounding road network, the
proposed communal open space is considered to be the most appropriate
with regards to visual privacy and safety and security. All residents would
have access to the terrace via lift or stairwell. Level access can be provided to
the roof terrace to ensure all occupants have equal access to the amenity
area. On this particular site, it is neither feasible nor realistic to expect each
dwelling to have direct access onto the communal open space.
10.38 With consideration to all of the above factors, the standard of accommodation
proposed both internally and externally is considered to be acceptable.
Impact on Neighbours
10.39 The Local Plan seeks to ensure that developments have no unacceptable
impacts on the living conditions of neighbours. In the circumstance of this
application, impact must be assessed both for surrounding neighbours, and
for occupants of the existing buildings.
10.40 Policy SC4 (Scale and Density of new housing development) states that it will ensure the scale and density of new housing development balances the need to make efficient use of land and achieves high quality accessibility, whilst responding to and reflecting local context and character and protecting existing residents.
10.41 Local Plan Policy CC2 states that development proposals should provide adequate outlook, avoid being overbearing or causing overshadowing, and ensure enough sunlight and daylight to proposed and neighbouring dwellings.
10.42 In addition to the above, it must be reasonably expected by neighbours that
new developments will likely have a greater impact on the living conditions of
neighbours compared to the existing situation, and this is somewhat
inevitable. The assessment of impact upon neighbours should therefore be
broad in its consideration, rather than just comparing the existing and
proposed situation.
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Access to sunlight and overshadowing
10.43 The primary assessment tool in considering access to sunlight and
overshadowing is the Building Research Establishment’s (BRE) ‘Site Layout
Planning for Daylight and Sunlight’. Notably, in its introduction it states:
"The guide is intended for building designers and their clients, consultants and
planning officials. The advice given here is not mandatory and this
document should not be seen as an instrument of planning policy. Its
aim is to help rather than constrain the designer. Although it gives
numerical guidelines, these should be interpreted flexibly because
natural lighting is only one of many factors in site layout design (see
Section 5). In special circumstances the developer or Planning Authority may
wish to use different target values. For example, in an historic city centre a
higher degree of obstruction may be unavoidable if new developments are to
match the height and proportions of existing buildings" [emphasis added]
10.44 The application is buttressed by a detailed Daylight and Sunlight Study which
documents that; overall, the development meets or surpasses the suggested
targets by the BRE, whilst also noting that several windows in neighbouring
dwellings would not achieve the suggested targets. Therefore, these outliers
from the guidance should be considered flexibly with regards to all other
factors.
10.45 The site is bound by roads to the north, east and south and its long edge to
the west borders a number of flats and a large communal garden area. The
neighbouring properties most susceptible to overshadowing from the
development are units 25, 27, 33 and 37 Travellers Way to the north-west.
10.46 The eastern elevation of the neighbouring flat block has a single window on
each of the four levels (identified as Windows 8 to 11 in the Daylight and
Sunlight Study). The study identifies each of these four windows as ‘non
habitable’. The remainder of the windows on the southern elevation are
considered to be habitable.
10.47 The building is designed with the tallest section to the north, parallel to the
neighbouring block. The central section of the building is three storeys (lesser
in height than the neighbouring four storey building) and is pushed to the
eastern edge of the site; and the southern section is four storeys and only
slightly higher than the neighbouring blocks.
10.48 The configuration of the neighbouring development combined with the site
layout of the development results in the building not causing any
unacceptable level of overshadowing to neighbours.
10.49 The neighbours to the north-west may receive a small degree of
overshadowing in the early morning, however this extent of overshadowing
LONDON BOROUGH OF HOUNSLOW
would not be significantly greater than the shadows already cast (albeit
filtered) by the row of trees.
10.50 The spatial separation from the rest of the neighbours mitigates any
unacceptable level of overshadowing caused by and from the development.
10.51 Overall, the development primarily conforms with the BRE guidance and
where there are deviations from this, the particular merits of the site and
planning considerations finds the magnitude of overshadowing to be
acceptable.
Privacy and overlooking
10.52 The building is designed to have the primary aspects of apartments facing the
street. The apartments within the central section of the building are generally
orientated to the west, overlooking the garden area of the site and towards the
row of established trees.
10.53 No windows within the proposal are orientated within a fashion that would
directly look into neighbouring windows. Sightlines between windows may
exist, however this is inevitable within a dense urban area. Therefore, the
predominant overlooking that would occur would be from the western facing
windows and terraces of the central section apartments.
10.54 At present this view is heavily obscured by vegetation, and additional
vegetation is proposed to mitigate any potential overlooking. Notwithstanding
this, vegetation cannot be relied upon for privacy screen in perpetuity.
Thereby, in the event that all vegetation on the site and neighbouring sites
were to die or be removed; that extent of overlooking must be considered.
10.55 The units would overlook the large, lawned communal area between three of
the Travellers Way blocks. These blocks all overlook the communal lawn. The
degree of overlooking that would occur would therefore be no different to the
magnitude of overlooking already present.
10.56 For these reasons, the development is found to have no unacceptable degree
of overlooking and no unacceptable loss of privacy.
Mix of Units and Affordable Housing
Housing Mix
10.57 The development proposes four one bedroom two person units (19%); one
two bedroom three person units (5%); twelve two bedroom four person units
(57%); and four three bedroom five person units (19%).
10.58 The development proposed provides the following tenure split of apartments:
LONDON BOROUGH OF HOUNSLOW
Tenure One bed Two bed Three bed
Market 1 11 1
Shared Ownership 1 2 0
London Affordable Rent 2 0 3
10.59 The proposed tenure mix of units is in accordance with Local Plan Policy SC3.
10.60 In addition, 10% of the units have been designed in accordance with Part
M4(3) of the Building Regulations (Wheelchair adaptable), and the remaining
units have been designed in accordance with Part M4(2) of the Building
Regulations.
Affordable Housing
10.61 London Plan policy 3.12 states that, in negotiating affordable housing in private schemes, Boroughs should seek the maximum reasonable amount of affordable housing. Local Plan policy SC2 sets a strategic target for 40% affordable housing in the borough. In addition, the policy seeks ‘the maximum reasonable amount of affordable housing’ in new developments providing ten or more homes. The expected tenure mix of affordable housing contributions is 60% London Affordable Rent and 40% Shared Ownership.
10.62 The applicant has proposed that 38% of the units (8 homes) will be provided
as affordable, of which 62% will be London Affordable Rent (five homes) and
38% being Shared Ownership units (three homes). Although the proposed
offer is below the 40% strategic target, the Council have secured an additional
3-bedroom home within the London Affordable Rented tenure. This will
provide much needed family accommodation for households on the Council’s
Housing List.
10.63 This affordable housing offer will be secured within a S106 agreement.
Transport and Waste Matters
10.64 Local Plan Policy EC2 states that proposals should comply with London Plan
standards for car parking and cycling. The level of car and cycle parking
provided by a development is, in part, influenced by the site location and it’s
Public Transport Accessibility Level (PTAL). PTALs are a theoretical measure
of the accessibility of a site to the public transport network, taking into account
walking time and service availability and frequency. This site has a PTAL
rating of 3, which indicates an ‘average’ level of accessibility.
10.65 The below assessment will consider the acceptability of the proposed vehicle
LONDON BOROUGH OF HOUNSLOW
and cycle parking, as well as the provision of waste and recycling storage
provided by the development.
Vehicular parking
10.66 The parking survey undertaken shows that there are 31 unrestricted car
parking spaces along the roads near the site, and that on average there are
21 cars parked at night time, resulting in a space capacity for 10 cars.
10.67 The application seeks to remove the existing crossover onto Bath Road and
relocate it to the south from Travellers Way. From this crossover, residents
could access the basement car park comprising of 15 parking spaces,
equating to a parking ratio of 0.71 spaces per unit.
10.68 This ratio of car parking is acceptable in line with the Local Plan and the
London Plan. In addition to this, 40% of these spaces will have active electric
vehicle charging points, with a passive provision provided for all remaining
spaces. Two disabled spaces are provided, equating to 10% of the total
number of units. These details can be secured by way of condition.
10.69 Overall the provision of car parking is found to be acceptable and would not
result in any excessive car parking stresses, and the relocation of the
crossover from Bath Road to Travellers Way will afford much safer ingress
and egress for cars and a safer environment for pedestrians and other road
users.
10.70 Works to the public highway including a new access point and closure of the
existing access from Bath Road shall be secured via a S278 agreement.
Council will also seek from the applicant the widening of the footpath along
the eastern edge of the site under a S38 agreement, if agreeable. This is
addressed later in this report.
Cycle parking
10.71 The basement of the development also provides the cycle parking for the
development, in the form of 40 long-stay spaces and two short-stay spaces.
10.72 The spaces are located adjacent to a lift and are in a convenient location.
Conditions are included in the recommendation of this report which requires
cycle parking to be in accordance with WestTRANS cycled design guidance.
Waste and recycling storage
10.73 The development provides a bin store at ground level facing Travellers Way.
The store is designed in a manner that it is integral to the design of the
building, rather than being an afterthought or incongruous with the
architecture of the development. The provision of waste and recycling storage
has been reviewed and is found to be acceptable.
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Energy and Sustainability
10.74 London Plan Policy 5.2 requires development proposals to be design in
accordance with the following energy hierarchy:
Be lean: use less energy
Be clean: supply energy efficiently
Be green: use renewable energy
10.75 In addition, London Plan Policy 5.3 requires development to demonstrate that
sustainable design standards are integral to the proposal. Furthermore,
London Plan Policy 5.15 requires development to minimise the use of mains
water by incorporating water saving measures and equipment, as well as
designing residential development to ensure mains water consumption is 105
litres or less, per person, per day.
Be Lean: use less energy
10.76 The fabric of the building incorporates improvements above and beyond basic
compliance with Part L 2013 to an enhanced specification in order to reduce
the residual carbon emissions. Overall the fabric improvements outlined in the
submitted Energy Statement reduce the energy demand commensurate to
normal occupation of a property.
Be Clean: supply energy efficiently
10.77 The GLA “Energy Planning” document provides guidance relating to the
required hierarchical approach that should be followed when selecting energy
systems. Ideally a development would be able to connect to an existing
district heating network, however in this circumstance the site is not near any
existing or planned district heating networks. The proposed alternative to a
connection to such a system is an ultra-low NOx communal boiler, which is to
be ‘future-proofed’ for a connection heat network at a later date.
Be Green: use renewable energy
10.78 The development will use an array of 74 photovoltaic panels, each with a
power of 0.275kWp which will take up the entire roof area of the southern
section of the building.
10.79 Following all of the above enhancements to the development and after the
energy hierarchy has been applied, domestic carbon emissions have been
reduced by 35.37% to 19.13 tonnes of CO2 per annum. The residual tonnage
of carbon per annum over a period of thirty years shall be offset by a payment
to Council’s Carbon Offset Fund at £95 per tonne per annum equating to a
figure of £54,520.50.
LONDON BOROUGH OF HOUNSLOW
10.80 In addition to all of the above, conditions are included in the recommendation
of this report which require the development to achieve a BREEAM ‘Excellent’
rating; be constructed of sustainable materials; and to demonstrate that all
fittings in the development achieve an internal water use of 105L/person/day
or less.
Environmental Considerations
Air quality
10.81 The London Borough of Hounslow declared a borough-wide Air Quality
Management area in 2006 due to the exceedences of the air quality objective
for nitrogen dioxide. Policy EQ4 (Air Quality) of the Local Plan states the
Council will seek to reduce the potential air quality impacts of developments
and promote improved air quality conditions across the borough, in line with
the Air Quality Action Plan. This will be achieved by, in part, encouraging air
quality sensitive developments to be located in the most appropriate locations,
and requiring mitigation measures to minimise adverse impacts on end users.
The council will expect air quality assessments to be carried out where major
developments are proposed.
10.82 An Air Quality Neutral Assessment has been undertaken which shows that the
proposed development meets benchmarked standards for building emissions.
Transport emissions would impact on this benchmark, and therefore further
mitigation of offsetting is required and proposed, such as EV charging points.
10.83 Overall the level of air quality achieved in the development is satisfactory for
sensitive receivers and that the development will achieve air quality neutrality
for building emissions, and the proposed mitigation measures to off-set
excess emissions from transport are considered appropriate.
Flood risk / drainage
10.84 The application has been subjected to rigorous assessment by the Local Lead
Flood Authority (LLFA) which has resulted in numerous iterations of the Flood
Risk Assessment that would be endorsed by the recommendation of this
report, if the application is to be approved.
10.85 That assessment found that the probability of flooding on the site is low. All
feasible SuDs methods and surface water discharge destinations have been
assessed, and it has been determined that the most feasible solution is an
attenuation tank; permeable paving; blue / green roof system; and a flow
control chamber with the surface water destination being the sewer.
10.86 The maintenance of the drainage network on site and the SuDS features will
be by contractors appointed by the owners / occupiers of the new building.
10.87 Overall, the development is assessed as being of a low flood risk, subject to
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conditions as recommended.
Acoustics
10.88 OUTSTANDING AT TIME OF WRITING
11.0 EQUALITIES DUTIES IMPLICATIONS
11.1 The public sector equality duty applies to all council decisions including planning decisions the duty is as follows:
11.2 A public authority must, in the exercise of its functions, have due regard to the need to—
(a) Eliminate discrimination, harassment, victimisation and any other
conduct that is prohibited by or under this Act;
(b) Advance equality of opportunity between persons who share a relevant
protected characteristic and persons who do not share it;
(c) Foster good relations between persons who share a relevant protected
characteristic and persons who do not share it.
(2) A person who is not a public authority but who exercises public functions
must, in the exercise of those functions, have due regard to the matters
mentioned in subsection (1).
(3) Having due regard to the need to advance equality of opportunity between
persons who share a relevant protected characteristic and persons who do
not share it involves having due regard, in particular, to the need to—
(a) Remove or minimise disadvantages suffered by persons who share a
relevant protected characteristic that are connected to that characteristic;
(b) Take steps to meet the needs of persons who share a relevant
protected characteristic that are different from the needs of persons who
do not share it;
(c) Encourage persons who share a relevant protected characteristic to
participate in public life or in any other activity in which participation by
such persons is disproportionately low.
(4) The steps involved in meeting the needs of disabled persons that are
different from the needs of persons who are not disabled include, in particular,
steps to take account of disabled persons' disabilities.
(5) Having due regard to the need to foster good relations between persons
who share a relevant protected characteristic and persons who do not share it
involves having due regard, in particular, to the need to—
LONDON BOROUGH OF HOUNSLOW
(a) Tackle prejudice, and
(b) Promote understanding.
(6) Compliance with the duties in this section may involve treating some
persons more favourably than others; but that is not to be taken as permitting
conduct that would otherwise be prohibited by or under this Act.
(7) The relevant protected characteristics are—
Age;
Disability;
Gender reassignment;
Pregnancy and maternity;
Race;
Religion or belief;
Sex;
Marriage and Civil Partnership:
Sexual Orientation.
11.3 Due regard needs to be demonstrated in the decision making process and requires an analysis of the material with the specific statutory considerations in mind. It does not follow that the considerations raised will be decisive in a particular case the weight given to them will be for the decision maker. The equalities duty is not a duty to achieve a particular result. Some equalities considerations are covered under other legislation such as building control matters.
11.4 Officers have in considering this application and preparing this report had regard to the public sector equality duty and have concluded that due regard has been given to the Council’s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties.
12.0 PLANNING OBLIGATIONS
12.1 Local Plan Policy IMP3 seeks to ensure that development proposals fully
mitigate the impacts of the development on the area through a Section 106
agreement, where necessary or appropriate, having regard to supplementary
planning document and provide the Community Infrastructure Levy (CIL)
payments required by any charging schedule, including the Mayor of London’s
CIL. A payment or other benefit offered in a Section 106 or other legal
agreement is not material to a decision to grant planning permission and
LONDON BOROUGH OF HOUNSLOW
cannot be required, unless it complies with the provisions of the Community
Infrastructure Levy Regulations 2010 (regulation 122), which provide that the
planning obligation must be:
a) necessary to make the development acceptable in planning terms; b) directly related to the development; and c) fairly and reasonably related in scale and kind to the development.
12.2 The Section 106 or other legal agreement will not address all the impacts since some of these will be addressed by CIL, in order to satisfy the Regulation 122 tests above.
12.3 The NPPG provides guidance on use of planning obligations, which
may impose a restriction or requirement, or provide for payment to make acceptable development proposals that might otherwise not be acceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (adopted March 2008) contains guidance on imposition of planning obligations in compliance with such guidance. These obligations may offset shortfalls in the scheme or mitigate a development’s impacts.
12.4 It is mandatory that each criterion be satisfactorily addressed prior to granting planning permission subject to a satisfactory legal agreement(s) or unilateral undertaking under Section 106 of the Town and Country Planning Act 1990.
12.5 The following draft Heads of Terms are likely to form the basis of the any legal agreement, all of which are considered to satisfy the three Regulation 122 tests referred to above:
o Affordable housing o Construction Phase training – provide or pay (£35,750) o Travel Plan o Considerate Contractor Schemes o S278 Highway improvement works (see Parking, access and servicing
section) o Control Parking Zone contribution- £30,000 o Carbon Offset Payment - £54,520.50 o Construction Training Monitoring - £3,000 o Travel Plan Monitoring - £2,208 o Planning Services fee - £1,919
13.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY
INFRASTRUCTURE LEVY
13.1 Section 70(2) of the Town and Country Planning Act 1990 (as amended)
provides that a local planning authority must have regard to a local finance
consideration as far as it is material. A local finance consideration means:
a) a grant or other financial assistance that has been, or will or could
be, provided to a relevant authority by a Minister of the Crown; or
LONDON BOROUGH OF HOUNSLOW
b) sums that a relevant authority has received, or will or could receive,
in payment of Community Infrastructure Levy (CIL).
13.2 The weight to be attached to a local finance consideration remains a matter
for the decision maker. The Mayor of London's CIL and Hounslow CIL are
therefore material considerations.
13.3 Most new development which creates net additional floor space of 100 square
metres or more, or creates a new dwelling, is potentially liable to pay the CIL
to Hounslow and the Mayor of London.
Floor space
(sqm)
Existing
lawful floor
space
Demolished
floor space CIL liable floor space
245 245 (3,377 – 245) = 3,132
13.4 This proposal would be liable to pay the CIL which is index linked at an
estimated rate of £219,240 for Hounslow and £187,920 for the Mayor of
London.
14.0 CONCLUSION
14.1 The development would create 21 new dwellings towards the borough’s
housing target in a well-design building, providing eight new affordable homes
(three Shared Ownership and five London Affordable Rent) and various
sustainable features.
14.2 Therefore the proposal is recommended for approval subject to conditions
and a legal agreement.
15.0 RECOMMENDATION:
15.1 That planning permission be granted subject to the following conditions (subject to any minor variation of condition wording) and securing the abovementioned planning obligations by the prior completion of a satisfactory legal agreement or unilateral undertaking made under Section 106 of the Town and Country Planning Act 1990 and of highways agreements under Sections 38 and 278 of the Highways Act 1980 (at the appropriate time) and or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Housing, Planning and Communities Department on the advice of the Assistant Director Corporate Governance.
15.2 The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 9th July 2020 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.
15.3 If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Chief Planning Officer or Head of Development Management is hereby authorised to refuse planning permission for the reason that the proposal should include planning
LONDON BOROUGH OF HOUNSLOW
obligations required to make the development acceptable in planning terms in accordance with Regulation 122 of the Community Infrastructure Levy Regulations 2010, development plan policies and the Planning Obligations SPD, as described in this Report.
15.4 Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, the Chief Planning Officer or Head of Development Management is hereby authorised (in consultation with the Chair of the Planning Committee and upon the advice of the Assistant Director Corporate Governance) to enter into a legal agreement(s) (deed of variation) made under Sections 106 and/or 106A of the Town and Country Planning Act 1990 and or other appropriate legislation.
15.5 If planning permission is refused following the failure to sign the S106 in time, the Chief Planning Officer or Head of Development Management (in consultation with the Chair of the Planning Committee) is hereby authorised to approve any further application for planning permission validated within 12 months of the date of refusal of planning permission, provided that it (a) duplicates the planning application, and (b) that there has not been any material change in circumstances in the relevant planning considerations, and (c) that a satisfactory legal agreement or unilateral undertaking securing the obligations set out in the Report is completed within any specified period of time.
Conditions:
1 Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To accord with provisions of section 91 of the Town and Country
Planning Act 1990.
2 Detailed Applications
The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the approved plans and documents therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority before the building is used. Reason: To ensure the development is carried out in accordance with the planning permission.
3 Samples of materials No development (except any demolition, site clearance, ground investigation and remediation work) shall take place until details and
LONDON BOROUGH OF HOUNSLOW
samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The samples/details shall include: (a) brick/stonework (including brick/stone and mortar on-site sample panel min. 2m x 2m); (b) cladding materials/render (including specifications where relevant); (c) window treatments (including sections and reveals); (d) balcony structures, including privacy screens to north elevation, soffit details and balustrading treatment (including sections); and (e) any other materials/fittings to be used including extract vents, boiler flues etc. The development shall not be carried out otherwise than in accordance with the approved details. Reason: In order that the Council may be satisfied as to the details of the development; in accordance with Local Plan policy CC2.
4 Hard and soft landscaping
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 be carried out as approved. These details shall include (proposed finished levels or contours; means of enclosure; 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).
Soft landscape works 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).
Reason: In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1 Context and character and CC2 Urban design and architecture of the adopted Local Plan.
5 Cycle stores
Prior to the occupation of the hereby approved development a detail section plan showing the internal layout of the proposed cycle store shall be submitted to and approved in writing by the Local Planning Authority, all cycle stores shall be covered and secure in accordance
LONDON BOROUGH OF HOUNSLOW
with WestTRANS cycle design guidance. Reason. In accordance with policy 6.9 (Cycle parking) of the London Plan and Local Plan policy EC2 (Developing a sustainable local transport network).
6 Waste and recycling stores
Prior to commencement of the development (except any demolition, site clearance, ground investigation and remediation work) and notwithstanding the approved plans full details for the storage of waste and recycling for residents use shall be submitted to and approved in writing by the local planning authority and shall include a waste Management Strategy. The waste and recycling stores shall be made available for use as approved prior to first occupation. Reason: To ensure the storage areas are suitable to accommodate the number and size of bins required for both uses and in accordance with policy EQ7 (Sustainable waste management)
7 Boundary Treatment
Prior to commencement of the hereby approved development details shall be submitted to and approved in writing by the local planning authority including a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the development is occupied. Development shall be carried out in accordance with the approved details.
Reason: To safeguard the visual amenities of the locality and privacy of
adjoining properties in accordance with policies CC1 Context and
character and CC2 Urban design and architecture of the adopted Local
Plan.
8 Secure by Design The development shall achieve 'Secured by Design' accreditation awarded by the Design-Out Crime Officer from the Metropolitan Police Service on behalf of the Association of Chief Police Officers (ACPO). No dwelling shall be occupied until accreditation has been achieved and evidence of such accreditation has been submitted to and approved in writing by the Local Planning Authority.
Reason: In pursuance of the Council's duty under section 17 of the Crime
and Disorder Act 1998 to consider crime and disorder implications in
excising its planning functions; to promote the well-being of the area in
pursuance of the Council's powers under section 2 of the Local
Government Act 2000 and to ensure the development provides a safe and
secure environment in accordance with London Plan (July 2011) Policies
7.1 and 7.3".
LONDON BOROUGH OF HOUNSLOW
9 Construction management and logistics plan No development shall take place, including any works of demolition, until a Construction Logistics Plan (including traffic management plan and construction vehicle swept path analysis) has been submitted to, and approved in writing by, the local planning authority. The approved Plan shall accord with TfL Guidance and shall be adhered to throughout the construction period. The Plan shall include:
i. a site plan (showing the areas set out below) ii. confirmation that a pre-start record of site conditions on the
adjoining public highway will be undertaken with Hounslow Highways and a commitment to repair any damage caused
iii. provision for the parking of vehicles of site operatives and visitors
iv. provisions for loading, unloading and storage of plant and materials within the site
v. details of access to the site, including means to control and manage access and egress of vehicles to and from the site for the duration of construction including phasing arrangements
vi. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate
vii. provision of wheel washing facilities at the site exit and a commitment to sweep adjacent roads when required and at the request of the council
viii. a scheme for recycling/disposing of waste resulting from demolition and construction works
ix. measures to ensure the safety of all users of the public highway especially cyclists and pedestrians in the vicinity of the site and especially at the access
x. commitment to liaise with other contractors in the vicinity of the site to maximise the potential for consolidation and to minimise traffic impacts.
xi. avoidance of peak hours for deliveries and details of a booking system to avoid vehicles waiting on the public highway
xii. all necessary traffic orders and other permissions required to allow safe access to the site to be secured and implemented prior to commencement of construction
xiii. details of the construction programme and a schedule of traffic movements
xiv. the use of operators that are members of TfL’s Freight Operator Recognition Scheme (FORS)
Reason: To ensure highway safety is maintained and preserved in
accordance with policy EC2 of the Local Plan
10 Contamination
During the course of the development:
a. The Local Planning Authority shall be notified immediately if
LONDON BOROUGH OF HOUNSLOW
additional contamination is discovered during the course of
the development. A competent person shall assess the
additional contamination, and shall submit appropriate
amendments to the scheme for decontamination in writing to
the Local Planning Authority for approval before any work on
that aspect of development continues.
b. Soils or other landscaping materials imported to the site should be demonstrated to be safe for use in accordance with a scheme of verification and testing to be agreed with the local authority.
Before the development is first brought into use:
c. A written validation (closure) report demonstrating compliance with “a” and “b” above shall be submitted to the Local Planning Authority for approval.”
Reason: Contamination is known or suspected on the site due to a former land use. The LPA therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety.
11 EV Parking
No residential unit shall be occupied until a car parking scheme that
includes a minimum of 20 percent of spaces for electric vehicles with
an additional 10 percent passive provision for electric vehicles in the
future has been implemented in accordance with details submitted to
and approved in writing by the local planning authority. The car
parking facilities and the measures to restrict the maximum number
of parking spaces available to occupants shall thereafter be retained.
Reason: To ensure that there are adequate servicing facilities within the
site in the interest of highway safety in accordance with adopted local plan
policy EC2.
12 Machinery
All Non-Road Mobile Machinery (NRMM) of net power of 37kW and up
to and including 560kW used during the course of the demolition, site
preparation and construction phases shall comply with the emission
standards set out in chapter 7 of the GLA’s supplementary planning
guidance “Control of Dust and Emissions During Construction and
Demolition” dated July 2014 (SPG), or subsequent guidance.
The developer shall keep an up to date list of all NRMM used during
the demolition, site preparation and construction phases of the
development on the online register at: https://nrmm.london/
Reason: To reduce or limit emissions from construction sites and protect
local amenity and deliver improvement in local air quality in accordance
with the Local Plan policy EQ4 and London Plan policies 5.3 and 7.14, and
enable the LA deliver commitment on the emerging climate change
LONDON BOROUGH OF HOUNSLOW
strategy and deliver CO2 and other emission reductions, through
Community Energy Fund, renewables and sustainable design and
construction, in accordance with Local Plan policy EQ1 & London Plan
policy 5.1.
13 Footway and Carriageway to be kept clear
The footway and carriageway on the A4 Bath Road must not be
blocked during the works of the development. Temporary
obstructions during the works must be kept to a minimum and
should not encroach on the clear space needed to provide safe
passage for pedestrians or obstruct the flow of traffic on the A4 Bath
Road.
Reason: To allow safe pedestrian access around the site during
construction.
14 Piling Method Statement
No piling shall take place until a Piling Method Statement (detailing
the depth and type of piling to be undertaken and the methodology
by which such piling will be carried out, including measures to
prevent and minimise the potential for damage to subsurface
sewerage infrastructure, and the programme for the works) has been
submitted to and approved in writing by the local planning authority
in consultation with Thames Water. Any piling must be undertaken in
accordance with the terms of the approved piling method statement.”
Reason: The proposed works will be in close proximity to underground
sewerage utility infrastructure. Piling has the potential to significantly
impact / cause failure of local underground sewerage utility infrastructure.
Please read our guide ‘working near our assets’ to ensure your workings
will be in line with the necessary processes you need to follow if you’re
considering working above or near our pipes or other
structures.https://developers.thameswater.co.uk/Developing-a-large-
site/Planning-your-development/Working-near-or-diverting-our-pipes.
Should you require further information please contact Thames Water.
Email: [email protected] Phone: 0800 009 3921
(Monday to Friday, 8am to 5pm) Write to: Thames Water Developer
Services, Clearwater Court, Vastern Road, Reading, Berkshire RG1 8DB
15 Construction near Water Mains
No construction shall take place within 5m of the water main.
Information detailing how the developer intends to divert the asset /
align the development, so as to prevent the potential for damage to
subsurface potable water infrastructure, must be submitted to and
approved in writing by the local planning authority in consultation
with Thames Water. Any construction must be undertaken in
accordance with the terms of the approved information. Unrestricted
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access must be available at all times for the maintenance and repair
of the asset during and after the construction works.
Reason: The proposed works will be in close proximity to underground
strategic water main, utility infrastructure. The works has the potential to
impact on local underground water utility infrastructure. Please read our
guide ‘working near our assets’ to ensure your workings will be in line with
the necessary processes you need to follow if you’re considering working
above or near our pipes or other structures.
https://developers.thameswater.co.uk/Developing-a-large-site/Planning-
your-development/Working-near-or-diverting-our-pipes Should you require
further information please contact Thames Water. Email:
16 Wheelchair user dwellings
A minimum of two (2) Wheelchair User Dwellings, built to Building Regulations M4(3) standards, shall be provided in accordance with the approved plans. These units shall be retained as such for the duration of the development. Reason: To ensure a socially inclusive and sustainable development in accordance with Local Plan Policy SC3 and policies 3.5 (Quality and design of housing developments) and 7.2 (creating an inclusive environment) of the London
Plan.
17 Sustainability
(a) No development shall take place until a BREEAM New
Construction 2018 Fully-fitted preliminary-assessment
estimator has been submitted to and approved in writing by
the Local Planning Authority demonstrating how an ‘Excellent’
(minimum score 70%) rating will be achieved.
(b) Within three months of work starting on site a BREEAM New
Construction 2018 Fully-fitted Design Stage certificate and
summary score sheet must be submitted to and approved in
writing by the Local Planning Authority to show that an
‘Excellent’ (minimum score 70%) rating will be achieved.
(c) Within six months of first occupation of the building(s) a
BREEAM New Construction 2018 Fully-fitted Post-Construction
Review certificate and summary score sheet must be
submitted to and approved in writing by the Local Planning
Authority to show that an ‘Excellent’ (minimum score 70%)
rating has been achieved.
LONDON BOROUGH OF HOUNSLOW
(d) Prior to first occupation of the building(s) evidence (e.g.
photographs, installation contracts and As-Built certificates
under the National Calculation Method) should be submitted to
the Local Planning Authority and approved in writing to show
that the development has been constructed in accordance with
the approved Energy Strategy, and any subsequent approved
revisions, and achieves a minimum 35% reduction in
emissions.
(e) Upon final commencement of operation of any low and zero
carbon technologies, suitable devices for the monitoring of the
low and zero carbon technologies shall have been installed,
and the monitored data shall be submitted automatically to a
monitoring web-platform at daily intervals for a period of three
years from the point of full operation.
Reason: To ensure that the development makes the fullest contribution to
minimising carbon dioxide emissions in accordance with London Plan
Policy 5.2 and the London Borough of Hounslow Local Plan Policy EQ1
and EQ2
18 Sustainable sourcing of materials A) No development shall take place until details have been submitted to and approved by the Local Planning Authority that: - At least three of the key elements of the building envelope (external walls, windows roof, upper floor slabs, internal walls, floor finishes/coverings) are to achieve a rating of A+ to D in the Building Research Establishment (BRE) The Green Guide of specification. - At least 50% of timber and timber products are to be sourced from accredited Forest Stewardship Council (FSC) or Programme for the Endorsement of Forestry Certification (PEFC) scheme. - No construction or insulation materials are to be used which will release toxins into the internal and external environment, including those that deplete stratospheric ozone. B) The development shall not be occupied until evidence (e.g. photographs and copies of installation contracts) have been submitted to the Local Planning Authority to demonstrate that the development has been carried out in accordance with the approved details under Part A of this condition.
Reason: in order to ensure the sustainable sourcing of materials in accordance with the London Plan Policy 5.3 and the Mayor of London’s Sustainable Design and Construction SPG.
19 Prior to first occupation of the building(s) evidence (schedule of
LONDON BOROUGH OF HOUNSLOW
installed fittings and manufactures literature) should be submitted to
the Local Planning Authority and approved in writing to show that the
development has achieved an internal water use of 105L/person/day
or less.
Reason: In order to protect and conserve water supplies and resources in
accordance with London Plan Policy 5.15 and the London Borough of
Hounslow Local Plan Policy EQ2.
20 Detailed Drainage Design
Prior to commencement of groundworks (excluding site
investigations and demolition), the applicant must submit a final
detailed drainage design including drawings and supporting
calculations to the Lead Local Flood Authority for review and
approval, aligned with the Flood Risk Statement Surface Water
Management (Suds) Report (January 2020) and associated drawings.
The designs should include a green/blue roof and permeable paving,
and achieve a post-development discharge rate of no more than
0.8l/s, discharging into a surface water sewer. A detailed
management plan confirming routine maintenance tasks for all
drainage components must also be submitted to demonstrate how
the drainage system is to be maintained for the lifetime of the
development.
Reason: To prevent the risk of flooding to and from the site in accordance
with relevant policy requirements including but not limited to London Plan
Policy 5.13, its associated Sustainable Design and Construction SPG, the
Non-Statutory Technical Standards for Sustainable Drainage Systems and
Hounslow Council’s Local Plan Policy EQ3.
21 Drainage Evidence
No building hereby permitted shall be occupied until evidence
(photographs and installation contracts) is submitted to demonstrate
that the sustainable drainage scheme for the site has been completed
in accordance with the submitted details. The sustainable drainage
scheme shall be managed and maintained thereafter in accordance
with the agreed management and maintenance plan for all of the
proposed drainage components.
Reason: To comply with the Non-Statutory Technical Standards for
Sustainable Drainage Systems, the National Planning Policy Framework
(Paragraph 103), the London Plan (Policies 5.12 and 5.13) along with
associated guidance to these policies and Hounslow Council’s Local Plan
Policy EQ3.
22 Hours of construction
No demolition or construction work shall take place on the site except between the hours of 8am to 6pm on Mondays to Friday and
LONDON BOROUGH OF HOUNSLOW
9am to 1pm on Saturdays and not at all on Sundays and Public Holidays. Reason: In order to safeguard the amenities of adjoining residents and the amenities of the locality in accordance with Local Plan policies CC1, CC2 and EQ5 and Policies 7.15 (Reducing noise and enhancing soundscapes) and 5.3 (Sustainable design and construction) of the London Plan.
23 Parking spaces
Prior to the occupation of the hereby approved development the parking spaces as shown on the submitted plans shall be made available for use and shall be maintained as such for the duration of the development without obstruction.
Reason: To ensure parking is provided in line with Local Plan policy EC2 (Developing a sustainable local transport network) and Policy 3.16 (Parking) of the London Plan.
24 Boilers
Any boilers installed in the hereby approved development shall be Ultra Low Emissions (<40 mg NOx/kWh) and in accordance with the London Plan Sustainable Design and Construction SPG.
Reason: To ensure that the development is air quality neutral in accordance with policy EQ4 (Air quality) of the Local Plan and the London Plan.
25 Air Quality mitigation
The development shall be carried out in accordance with the mitigation measures proposed in the submitted Air Quality Assessment during construction and operational phases.
Reason: To ensure that there is no adverse impact on air quality in accordance with policy EQ4 (Air quality) of the Local Plan.
26 Parking Management Plan
Before the development hereby permitted is first occupied, a Parking Management Plan shall first be submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of how the parking is to be managed, allocated, and non-complaint parking enforced, and shall include details of the EV charging points. The development shall not be carried out otherwise than in accordance with the approved details and shall be maintained for the lifetime of the development, unless the prior written approval of the local planning authority is obtained to any variation.
Reason: To control the level and usage of parking on the site and to support sustainable transport objectives; in accordance with Local Plan policy EC2.
LONDON BOROUGH OF HOUNSLOW
Informatives:
1 Permission granted, with amendments.
2 A Groundwater Risk Management Permit from Thames Water will
be required for discharging groundwater into a public sewer. Any
discharge made without a permit is deemed illegal and may result
in prosecution under the provisions of the Water Industry Act 1991.
We would expect the developer to demonstrate what measures he
will undertake to minimise groundwater discharges into the public
sewer. Permit enquiries should be directed to Thames Water’s Risk
Management Team by telephoning 020 3577 9483 or by emailing
[email protected]. Application forms
should be completed on line via www.thameswater.co.uk. Please
refer to the Wholsesale; Business customers; Groundwater
discharges section.
With regard to SURFACE WATER drainage, Thames Water would
advise that if the developer follows the sequential approach to the
disposal of surface water we would have no objection. Where the
developer proposes to discharge to a public sewer, prior approval
from Thames Water Developer Services will be required. Should
you require further information please refer to our website.
https://developers.thameswater.co.uk/Developing-a-large-
site/Apply-and-pay-for-services/Wastewater-services
3 As required by Building regulations part H paragraph 2.36, Thames
Water requests that the Applicant should incorporate within their
proposal, protection to the property to prevent sewage flooding, by
installing a positive pumped device (or equivalent reflecting
technological advances), on the assumption that the sewerage
network may surcharge to ground level during storm conditions. If
as part of the basement development there is a proposal to
discharge ground water to the public network, this would require a
Groundwater Risk Management Permit from Thames Water. Any
discharge made without a permit is deemed illegal and may result
in prosecution under the provisions of the Water Industry Act 1991.
We would expect the developer to demonstrate what measures will
be undertaken to minimise groundwater discharges into the public
sewer. Permit enquiries should be directed to Thames Water's Risk
Management Team by telephoning 02035779483 or by emailing
[email protected]. Application forms
should be completed on line via www.thameswater.co.uk. Please
refer to the Wholsesale; Business customers; Groundwater
discharges section.
4 There are public sewers crossing or close to your development. If
you're planning significant work near our sewers, it's important that
you minimize the risk of damage. We'll need to check that your
LONDON BOROUGH OF HOUNSLOW
development doesn't limit repair or maintenance activities, or inhibit
the services we provide in any other way. The applicant is advised
to read our guide working near or diverting our pipes.
https://developers.thameswater.co.uk/Developing-a-large-
site/Planning-your-development/Working-near-or-diverting-our-
pipes.
5 Cranes
Given the nature of the proposed development it is possible that a
crane may be required during its construction. We would, therefore,
draw the applicant’s attention to the requirement within the British
Standard Code of Practice for the safe use of Cranes, for crane
operators to consult the aerodrome before erecting a crane in close
proximity to an aerodrome. This is explained further in Advice Note
4, ‘Cranes and Other Construction Issues’ (available at
http://www.aoa.org.uk/policy-campaigns/operations-safety/)
Wind Turbines
Wind Turbines can impact on the safe operation of aircraft through
interference with aviation radar and/or due to their height. Any
proposal that incorporates wind turbines must be assessed in more
detail to determine the potential impacts on aviation interests. This
is explained further in Advice Note 7, ‘Wind Turbines and Aviation’
available at http://www.aoa.org.uk/policy-campaigns/operations-
safety/
Lighting
The development is close to the aerodrome and the approach to
the runway. We draw attention to the need to carefully design
lighting proposals. This is further explained in Advice Note 2,
‘Lighting near Aerodromes’ available at
http://www.aoa.org.uk/policy-campaigns/operations-safety/. Please
note that the Air Navigation Order 2005, Article 135 grants the Civil
Aviation Authority power to serve notice to extinguish or screen
lighting which may endanger aircraft.
LONDON BOROUGH OF HOUNSLOW
APPROVED DOCUMENTS
DRAWING NUMBER AUTHOR/DRAWN BY RECEIVED
BRD-LGA-01-00-DR-A-0100
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-00-DR-A-0101
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-00-DR-A-0120
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-00-DR-A-0110
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-00-DR-A-0200
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-01-DR-A-0201
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-02-DR-A-0202
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-03-DR-A-0203
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-04-DR-A-0204
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-05-DR-A-0205
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-06-DR-A-0206
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-B1-DR-A-0230
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0600
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0601
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0602
Lyndon Goode Architects Ltd. 10 Jan 2020
LONDON BOROUGH OF HOUNSLOW
BRD-LGA-01-XX-DR-A-0603
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0700
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0701
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0702
Lyndon Goode Architects Ltd. 10 Jan 2020
BRD-LGA-01-XX-DR-A-0703
Lyndon Goode Architects Ltd. 10 Jan 2020
REPORT/DRAWING TITLE AUTHOR/DRAWN BY DATE RECEIVED
Flood Risk Statement Surface Water Management (Suds) Report ref: 2810
Morph Structures 03 Feb 2020
2810-MORPH-ZZ-00-DR-C-1000 Rev. P2
Morph Structures 03 Feb 2020
Planning Application Design and Access Statement
Lyndon Goode Architects Ltd. 10 Jan 2020
Air Quality Assessment Phlorum Limited 18 Dec 2019
Transport Response V1 Pell Frischmann 31 Oct 2019
Transport Statement Pell Frischmann 23 Sep 2019
Viability Assessment Andrew Golland Associates 23 Sep 2019
Energy Statement Environmental Economics 23 Sep 2019
Sustainability Statement Environmental Economics 23 Sep 2019
Root Mapping Report Peter Barton Associates TreeRadar Investigations
23 Sep 2019
LONDON BOROUGH OF HOUNSLOW
Tree Impact Assessment Pete Barton Associates 23 Sep 2019
Preliminary Investigation Report Soiltechnics 23 Sep 2019
Drainage Assessment Form Applicant 23 Sep 2019
Planning Statement DP9 Ltd 23 Sep 2019
2810-MORPH-ZZ-00-DR-C-1000 Rev. P2
Morphstructures 23 Sep 2019
BRD- LGA- 01- 06- DR- A- 0206 Lyndon Goode Architects Ltd. 23 Sep 2019
Ecological Letter Phlorum Limited 23 Sep 2019
Noise Impact Assessment KP Acoustics Ltd. 23 Sep 2019
Dynamic Overheating Assessment
Environmental Economics 23 Sep 2019
Daylight and Sunlight Study (Neighbouring properties)
Right of Light Consulting 23 Sep 2019