new stadium and enabling residential development at lionel road hounslow planning committee – 5 th...
TRANSCRIPT
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NEW STADIUM AND ENABLING RESIDENTIAL DEVELOPMENT AT LIONEL
ROAD
HOUNSLOW PLANNING COMMITTEE – 5TH DECEMBER 2013
Ref: Environmental Statement: Chapter 8 ViewpointsViewpoint 13. Kew Bridge (crest) including planning outline
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Ref: Environmental Statement: Chapter 8 ViewpointsViewpoint 13. Kew Bridge (crest) highlighted planning outline
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PUBLIC SUPPORT AND OPPOSITION
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FOR AND AGAINSTTOTAL RESPONSELOCAL RESPONSE
TW8, W4, TW9
BUT WHERE IS ALL THAT NON-LOCAL SUPPORT FROM?
48% OF TOTAL SUPPORT
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IMPLICATIONS OF PLANNING
BREACHES
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GROSS OVER-DEVELOPMENT
Departure from: GL 7.7-7.10 (inc.), LBH UDP ENV-B 1.1-1.2, ENV-B 2.8, ENV-B2.2, ENV-W 1.1, ENV-W1.3
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ADVERSE IMPACT ON CONSERVATION AREAS
Departure from: GL 7.7-7.10 (inc.), LBH UDP ENV-B 1.1-1.2, ENV-B 2.8, ENV-B2.2, ENV-W 1.1, ENV-W1.3Ref: ES Ch.8, Viewpoint 15. Kew Green
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SUBSTANDARD RESIDENTIAL ENVIRONMENT
• Departure from: Policies 3.5, 3.6 LP Housing SPG, LP 7.3, LBH UDP
Departure from: LP Policies 3.4-3.6, 7.3 LP Housing SPG, LBH H4.1, H4.2, H4.4
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INAPPROPRIATE SITING AND DESIGN OF STADIUM
Departure from: LBH UDP Policy C5.1ARef: Bing Maps – fixed scale
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Chesterfield Proact Stadium – 10,504 capacityRef: Bing Maps – fixed scale
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Lionel Road Site – Incorporating Chesterfield FCRef: Bing Maps – set scale
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INAPPROPRIATE SITING AND DESIGN OF STADIUM
Departure from: LBH UDP Policy C5.1ARef: Bing Maps – fixed scale
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CONGESTION FOR ALL
•Congestion and tailbacks impacting Conservation Areas•South/North Circular major delays•Increased air pollution•Public transport delayed by gridlock•Business impacted•Planned train provision insufficient even without works•Inadequate coach and on-site parking•Parking conflict in local neighbourhoods
Departure from: LP 6.3, 6.12
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CONGESTION ON LOCAL ROADS
Stile Hall Gardens – midweek 6:20pm – entire road jammed
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•Complete absence of affordable housing•Local community uses designed out – Leisure Centre no longer included•Low Sec 106 aspirations, education and environmental mitigation
Departure from: LP Policies 3.12-3.13, 3.1, SPG - LBH UDP IMP 6.1, H2.1, H4.5
MINIMAL NEIGHBOURHOOD BENEFITS
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INADEQUATE COUNCIL CONSULTATION
•Lack of Civic Leadership•Misleading leaflets for Public Exhibitions•Planning Involvement obligations partially fulfilled•Breaks the intent of the Localism Act 2011
Departure from: GL 3.7 and Housing SPG, LBH Statement of Community Involvement (2013)
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FINANCIAL VIABILITY
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FINANCIAL STATEMENT
• Flat sales: £450m+
Profit over and above a typical 8 storey residential development consistent with recent planning consent
• Storeys 8-16 £65m• Zero affordable housing £30m
• Total gift to BFC £95m
Typical 8 storeys development incorporating normal levels of social housing
• Potential contribution to BFC £50m
Ref: BCC letter to councillors 4/11/13
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STADIUM CAPACITY
• Average for 2013 games at Griffin Park 7,260 • Required attendance for “small profit” 20,000
Uplift from 2013 average 175%
• Clubs that have moved to new stadia:– Leicester 2002 47%– Hull 2002 77%– Manchester City 2003 35%– Swansea 2005 67%– Arsenal 2006 57%– Milton Keynes 2007 57%– Cardiff 2009 15%– Chesterfield 2010 76%
Average uplift in subsequent year 54%
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CONGESTION AT GUNNERSBURY STATION
Gunnersbury Station – rush hour restricted two way flow
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MASS AND BULK OF THE ENABLING
DEVELOPMENT
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Existing Griffin Park Stadium – 12,763 (not all seating)Ref: Bing Maps – fixed scale
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Griffin Park Stadium View
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Griffin Park Stadium View
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Environmental Statement: Chapter 8 ViewpointsViewpoint 5. Wellesley Road Close, including planning outline
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Environmental Statement: Chapter 8 ViewpointsViewpoint 16, South River Bank, including planning outline
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Environmental Statement: Chapter 8 ViewpointsViewpoint 17, South River Bank, including planning outline
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20,000 Seater stadium with potential to extend to 25,000,12 tower blocks up to 17 storeys high, 910 Flats and a Hotel
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• The local community don’t want this
• Ignores Hounslow and GLA planning policy guidelines and the 2011 Localism Act
• Mass impact on local infrastructure and heritage assets including residential conservation areas
• Financial viability and long-term future of BFC at this site questionable
SUMMARY
Additional community benefit is minimal and cannot be used to justify the development
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Appendix
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INAPPROPRIATE SITING AND DESIGN OF STADIUM
Departure from: LBH UDP Policy C5.1ALionel Road Site incorporating Griffin Park Stadium; Ref: Bing Maps – fixed scale
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Swansea City Liberty Stadium – 20,532 capacityRef: Bing Maps – set scale
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Lionel Road Site Incorporating the Liberty StadiumRef: Bing Maps – set scale
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MK Dons Stadium – 22,000 capacity extending to 32,000Ref: Bing Maps – set scale
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Lionel Road Site – incorporating MK Dons Ref: Bing Maps – set scale