PLANNING COMMITTEE 3 October 2013

Sunny Desai e-mail: sunny.desai@hounslow.gov.uk

Sarah Smaill email:sarah.smaill@hounslow.gov.uk

References: P/2013/2481

P/2013/2482

00558/A/P50

00558/A/P51

Address: BSKYB, Grant Way, Isleworth, TW7 5QD

1.0 SUMMARY

1.1 The proposal is for two applications seeking to redevelop the BSkyB campus; a detailed application for a mixed use building with a floorspace of 40,250sq.m (00558/A/P50), and an outline application for the development of a media broadcasting and production campus of up to 104,670sq.m (00558/A/P51). The proposals would supersede the previous masterplan granted in 2012.

1.2 On completion the proposal would create a consolidated campus development, including Sky Studios and the Meeting Centre building. The proposal has the potential to create an additional 3,000 jobs, resulting in an on-site workforce of 12,000 at the BSkyB Osterley Campus.

1.3 With appropriate safeguarding conditions, having had full regard to the relevant information (including environmental information), the proposed redevelopment of the site for a media and broadcasting campus is considered acceptable and compatible with policy, in light of redevelopment offering the benefits of regenerating the site both in terms of unlocking the site’s potential, developing the economic position of the site, improving the appearance and character of the site and enhancing the site’s sustainability, whilst not harming neighbours’ living conditions or the character and apperance of the surorounding area and histroic assets.

1.4 Approval, subject to appropriate safeguarding conditions and a section 106 agreement, is recommended for both applications.

2.0 SITE DESCRIPTION

2.1 The site contains an area of approximately 13.2 hectares (ha) and is located to the north east of the Great West Road and its junction with Syon Lane.

2.2 The site predominantly contains the BSkyB Osterley Campus, with primary access from Grant Way, which in turn is served by Syon Lane. The site also contains the site of the former Harrods Warehouse building (which is currently being demolished).

2.3 The campus contains the recently constructed Sky Studios Building (formerly known as Harlequin 1) which has a height of 32m at the parapet (57m above ordinance datum (AOD)) and a floor area of 20,831sq.m (see

history P25). A wind turbine, with a height of 66.5m (84.5m AOD) is positioned on the northern side of Sky Studios. Sky Studios contains eight broadcast studios, technical facilities and supporting office space. It is noted that Sky Studios is contained outside of the site boundary for the purposes of the subject applications, but will eventually form part of the overall campus development.

2.4 In addition construction is underway for the ‘meeting centre’ building (see history P45) in the centre of the campus and adjacent to Sky Studios. The meeting centre building will have a floor area of 6,690sq.m, a rectangular footprint with a saw tooth roof. Other existing buildings on site include Athena Court, Sky Buildings 1, 2, 3, 4, 6, 7 and 8.

2.5 Currently there are 846 parking spaces within the campus (albeit this was previously higher (at 1,689) but areas formally used for car parking now currently house the construction compound for the Meeting Centre development and the demolition compound at the former Harrods Warehouse site. Parking also occurs alongside Grant Way, providing an additional 75 parking spaces. Parking is also provided within New Horizons Court, in a temporary car-park at the Gillette site, Syon Lane and at the Grasshoppers Rugby Club. This results in an additional 1,231 off site parking spaces for staff.

2.6 The Combined Cooling and Heating Power plant (CCHP) is positioned along the northern boundary of the site. This is located adjacent to the railway line on the north-eastern boundary of the site. The plant is contained within an 18m tall building, with a flue with an additional height of 9.7m. Stand-by generators are located alongside the boundary, east of the CCHP plant.

2.7 Grant Way is not included within the application site, although forms the primary access point from Syon Lane. Grant Way is an adopted carriageway.

2.8 Site levels vary across the site between 15m and 23m AOD.

Figure 1: Immediate Site Context

Surrounding Context

2.9 The site is bound to the west by Metropolitan Open Land (MOL) that is in use as playing fields for the Grasshoppers Rugby Club and adjacent to this the Former Centaurs Rugby Ground, which contains a Goals Soccer centre and a Grade II Listed pavilion. Macfarlane Lane separates the subject site from the MOL. Beyond these is the Wyke Green Golf Course.

2.10 To the east of the site is the waste transfer station which is separated from the site by a railhead which formed part of the Brentford Branch Line of the Great Western Line railway. In 1964 the southern end of the branch line from the Great West Road to Brentford Dock closed, leaving the railhead terminating to the east of the site. Beyond this is the M4 motorway, which separates the site from Boston Manor Playing Fields and the rear of properties facing east onto Boston Gardens. Further to the south of these is the Grade II Listed Boston Manor House.

2.11 To the south east the site, beyond Harlequin Avenue, is bound by an area of mainly light industrial and office development, including the office park known as New Horizons Court and industrial and warehouse units along Amalgamated Drive and Shield Drive.

2.12 To the south is the Grade II Listed Former Gillette Factory, which is now vacant. Planning permission remains extant for the redevelopment of this site for B1(a), B1(b) and B1(c) with a hotel (00505/AP/P74 & P75).

2.13 In respect of access the site is close to the H91 bus service that runs along the Great West Road. The H28 bus service stops at Tesco’s and is therefore also accessible from the site. The Syon Lane Overground Station is located 500m south of the site. Gunnersbury Overground and Underground Station is located 4.5km east of the site. Osterley London Underground Station is located 1.5km to the west of the site, and Boston Manor London Underground Station is located 2.5km from the site. The site has a Public Transport Accessibility (PTAL) level of 1a (Very Poor) and 2 (Poor).

2.14 BSKYB operate a shuttle bus service to provide additional connections to the site from the surrounding stations. The shuttle bus service is operated between 6am and 10pm Monday to Friday, with a reduced service on the weekend to Osterley Station (four times per hour), Gunnersbury Station (four services per hour) and Ealing Broadway/South Ealing Station (three buses per hour). The current fleet include includes eight small buses (16 seat capacity) and four large buses (41 seat capacity).

3.0 RECENT HISTORY 3.1 00558/A/P25 Principle of redevelopment of the existing site to create up to

69, 581 square metres of floorspace on the site for a broadcasting facility (use class B1(b)), offices (use class B1(a)) and warehouse/storage uses (use class B8), landscaping, 1125 car parking spaces, access and highway improvements, together with ancillary works, plant and equipment (outline consent).

Approved 23/04/2007

3.2 00558/A/P25A(1) Following approval of the Outline application 00558/A/P25 on 23 April 2007, for the principle of redevelopment of the existing site to create up to 69, 581 square metres of floorspace on the site for a broadcasting facility (use class B1(b)), offices (use class B1(a)) and warehouse/storage uses (use class B8), landscaping, 1125 car parking spaces, access and highway improvements, together with ancillary works, plant and equipment, reserved matters submitted pursuant to condition 1 for siting, design and external appearance for a mixed use media building providing television studios, broadcast support facilities and office space (site area of 20,831 square metres) to be positioned adjoining Harlequin Avenue.

Approved 09/07/2007

3.3 00558/A/P25 (1A)

Following approval for Outline application 00558/A/P25 on 23 April 2007, for the principle of redevelopment of the existing site to create up to 69,581 square metres of floorspace on the site for a broadcasting facility (use class B1(b)), offices (use class B1(a)) and warehouse/storage uses (use class B8), landscaping, 1125 car parking spaces, access and highway improvements, together with ancillary works, plant and equipment details submitted pursuant to condition 1 reserved matter (Landscaping) of permission approved.

Approved 18/04/2007

3.4 00558/A/P31 Variation of Condition 34 of approval 00558/A/P25 to change the wording of the condition from 'prior development' to 'prior to occupation'

Approved 9/10/08

3.5 00558/A/P32 Erection of a building housing plant and equipment essential to the operation of the BSkyB Harlequin 1 development.

Approved 23/10/08

3.6 00558/A/P34 Installation of two wind turbines 66.5m high (84.5m high AOD)

Approved and Legal agreement signed 30/12/2010

3.7 00558/A/P35 Erection of a Combined cooling and heating Plant

Approved 30/9/2010

3.8 00558/A/P40 Installation of one wind turbine above the Harlequin 1 plant farm (instead of the two previously approved under planning permission 00558/A/P34 dated 30 December 2010)

Approved 21/7/11

3.9 00558/A/P41 Erection of temporary 5-storey office accommodation comprising of 23310sq.m B1 office and associated plant and infrastructure for a period of 5 years.

Approved subject to s106 (later withdrawn)

3.10 00558/A/P42 Retention of temporary Class B1 office accommodation as hospitality services facility, ancillary to Sky Studios (1,334 sq m) for a period of 5 years, a new storage building (450 sq m) and associated works comprising access pathway, fencing, cycle parking and landscaping.

Approved 6/12/11

3.11 00558/A/P43 Demolition and/or alteration of existing buildings and structures and development for a media broadcasting and production campus of up to 175,000sq.m. (GIA) comprising office (Class B1A), studio, production and research and development facilities (class B1B), warehouse/ storage (class B8) and retail (class A1 to A4); hard and soft landscaping; reconfigured and new vehicle and pedestrian accesses and works to the public highway; the provision of parking; and all necessary ancillary and enabling works (Hybrid Application-Part Outline Part Detailed) (Including environmental impact assessment)

Approved with legal agreement 21/08/12

3.12 00558/A/P45 Development of a single office building comprising 6,690sqm GIA of B1a floorspace and associated hard and soft landscaping, servicing facilities, bicycle parking together with all necessary ancillary and enabling works, plant and equipment

Approved with legal agreement 21/12/12

3.13 00558/A/P48 Variation of Conditions 2 and 9b to modify the approved site layout of planning permission 00558/A/P45 dated 21.12.2012 for development of a single office building comprising 6,690sqm GIA of B1a floor space and associated hard and soft landscaping, servicing facilities, bicycle parking together with all necessary ancillary and enabling works, plant and equipment

Approved with legal agreement 19/7/13

3.14 00558/A/P49 Site levelling and remediation works to prepare the site for receiving future development. The works include the erection of site hoardings, construction of a temporary access road, breaking up of hard standing, cut and fill works to level the site, construction of a new retaining wall on the southern boundary, decontamination, removal of redundant utilities, and construction of a rainwater harvesting tank to serve the adjacent meeting centre (EIA Development)

Approved 3/9/13

Subject to conditions requiring the submission of a Construction Environmental Management Plan, the submission and approval of land quality and contamination information, Environment Agency conditions regarding contamination and remediation. No applications have been made to discharge the conditions at the time of writing this report.

4.0 DETAILS

4.1 Two applications have been submitted which seek permissions for the

comprehensive redevelopment of the site to create a new BSKYB Headquarters campus, delivering new broadcast studios, offices, technical spaces, amenities and open space for the workforce and wider public. The primary use defining the site would be media production (B1b), including new studios, research and development and office space. A variety of ancillary uses are proposed to support the BSkyB workforce.

4.2 Application 00558/P/P50 seeks detailed planning permission for the erection of a mixed use building comprising of 40,250m² of B1a (offices) and B1b Research and development-floorspace (41,495m² GEA), a new energy centre (900m²) and associated hard and soft landscaping. The building would be on the site of the former Harrods Depot and warehouse, which is currently being demolished. It is described by the applicant as Phase 2 as it follows on from the under construction ‘Meeting Centre’ development (see history P45) and if approved would form the next phase of the campus redevelopment. The ‘Meeting Centre Building’ and the existing Sky Studios Building do not fall within the subject applications site plans, albeit they would form part of the wider campus once completed.

4.3 Application 00558/A/P51 seeks outline planning permission for the development of the wider campus (in essence seeking the approval of the principles of the development). Specifically this would involve a total maximum of 104,670m2 (GIA) of floorspace within seven development parcels (B1a, B1b and B8 (warehousing)). If approved, development of these seven parcels would follow on from the development of Building 02 (P50 application). It would involve the demolition of existing Sky Buildings 1, 2, 3, 4, 6, 7 and 8, as well as Athena Court.

Figure 2: Site plans for the P50 (detailed) and P51 (outline) applications

4.4 The Planning Statement describes BSkyB’s vision for the site as ‘BSkyB is proposing to create a Campus around the newly built Sky Studios and under construction Meeting Centre that will accommodate approximately 12,000 employees over the next 10 years or so. This could create in the order of 3,000 additional full time equivalent jobs over the coming years in line with the business’s ambitious growth targets’.

4.5 It comes in the wake of a previously approved master plan proposal for the BSKYB campus (P43 see history). That development has not been implemented and would be superseded if the subject developments are approved and implemented. This approved application involved 175,000m² of floorspace comprising office (Class B1A), studio, production and research and development facilities (class B1B), warehouse/ storage (class B8) and retail (class A1 to A4).

4.6 However following a comprehensive review of BSkyB’s current operations and likely future growth, BSkyB decided to revisit some of the previous masterplan design elements and alter accordingly, which has generated the subject applications coming forward.

Application material

4.7 P50 contains detailed plans and supporting reports for the development of Building 02, an energy centre and associated landscaping and plant. If approval is forthcoming this building would be the next stage of the redevelopment of the campus brought forward.

4.8 The P51 outline planning permission seeks approval for the principle of development of the remainder of the campus and approval of the following reserved matters:

o Access to the site for vehicles, cycles and pedestrians in terms of the position of these points from the public highway;

o Uses proposed within development zones are fixed;

o The quantum of development proposed for each use is identified

within maximum and minimum limits;

o The approximate location of buildings, routes and open spaces within the development; and

o The upper limit for the height, width and length of each building

included in the proposed development.

4.9 The detailed appearance, landscaping, layout and scale of the development (excluding Building 2) will form “reserved matters” requiring future approval.

4.10 In respect of the scale and height of the proposed buildings the upper limits for the height, width and length of each are shown on Parameter Plans. The plans fix the form of the buildings for future Reserved Matter applications.

4.11 Whilst as noted above the detailed appearance of the buildings is a ‘Reserved matter’ a Design Code document forms part of the application that will set the scope of the architecture, position within each development parcel and materials that would be used. The Design Code includes mandatory requirements for approval as part of this outline application and these form ‘a set of rules’ that fix an approach which must be adopted by the future detailed design and reserved matter application.

4.12 Similarly details of the landscaping will be informed and guided by the Green Infrastructure Strategy that provides illustrative material to show one way in which the development could be designed and the landscape principles to be brought forward in any Reserved Matters application.

4.13 The applications include the following reports:

• Planning Statement including draft Heads of Terms Topics prepared by DP9 Planning Consultants;

• Statement of Community Involvement Compliance Report prepared by DP9;

• CIL further information form prepared by DP9

• Design & Access Statement prepared by Amanda Levete Architects (AL_A);

• Design Code prepared by AL_A;

• Drawings and illustrative plans prepared by AL_A;

• Green Infrastructure Strategy prepared by Capita;

• Environmental Statement prepared by Arup; Robert Tavernor Consultancy and cityscape

• Transport Assessment including a Travel Plan and Servicing and Waste Management Plan prepared by Arup and iCube;

• Detailed Energy Statement prepared by Arup

• Outline Energy Statement prepared by Arup;

• Sustainability Statement prepared by Arup;

• BREEAM report for Building 02;

• Amended Design Code;

• Addendum to the Energy Strategy.

Building 02 (detailed planning application P50)

4.14 The detailed planning application involves two buildings within the north west of the site, Building 02 and an energy centre. This will be the next phase of development to be completed by 2016, following the completion of the Meeting Centre building (P45) in the adjacent plot.

Design and layout

4.15 Building 02 is rectangular in plan measuring 102m by 165m, with a large footprint (40,250m²) and sits centrally within the planning application area for the detailed planning application. It would be three storeys in height and would be significantly lower than the existing Sky Studios building. The building would have a height of 18m above ground level to the parapet (36m AOD) and a height of 22.15m to the top of the rooftop plant (40.15m AOD).

4.16 Rooftop plant would be located 22m from the side elevations of the building and 28m from either end and would extend up to 4.5m in height from the roof of the building. Two small satellite dishes would be located on corner of the roof plant.

Figure 3: Illustrative view of Building 02 within existing site

4.17 The building will comprise office and technical space floorspace. The building is designed to have large, open plan floor plates. The internal spaces will be top lit and roof lights and voids feature prominently, with other areas of the roof identified as zones where photovoltaic panels for electricity generation may be installed.

4.18 The building would be set off the north west boundary with Wyke Green Golf Course by 43m, from the northern boundary with the railway line by between 30m-53m and would be set away from the under construction Meeting Centre by 58m to form the Central Plaza. The building would be situated 18m north of the existing Sky 4 building (which is outside the P50 site boundary).

4.19 The areas around the building would be defined by large areas of different hard and soft landscaping characters. To the west of the building (on the boundary with the MOL land) will be the ‘Park Strip’. This will provide a 43m

setback from the boundary which will contain allotments, an apiary, an orchard, woodland walk and some formal sports areas (football pitch, half a basketball court). The area extends to the north of the building and would result in an area of 11,500m2 of continuous buffer landscape planting (as well as a water retaining pond).

Figure 4: Plan of Building 02 and associated landscaping

4.20 On the eastern side of Building 02 will be the ‘Central Plaza’, which will be the main public arrival space. The area will be formed of wide terraces, with soft landscaping and tree coverage throughout. The Central Plaza would have an area of 8,223sq.m and will be able to accommodate a wide variety of functions and events within the campus. The Central Plaza will relate to an ‘internal street’ within the building, as well as the staff restaurant at ground level.

4.21 The ground floor level of Building 02 will include offices, meeting spaces, staff restaurant, gym, cycle repair shop as well as plant and loading bays. A broadcast studio would be located at first floor level, as well as additional office space, with further offices and workstations at second floor.

4.22 The façade of the building is comprised of vertical fins, glazing and opaque panels. The glazing would be set back 1m from the vertical fins to provide further articulation and depth to the building façade, whilst also reducing solar gain and glare. Glazing panels would always be 1.5m in width, but would vary in length.

4.23 The building would compromise metal/aluminium cladding, with clear glazing panels for ground floor glazing, and aluminium framed glazing at upper levels. Metal mesh (grey coloured) would be used to enclose the plant on the roof of the building, and allows for ventilation of the plant. The

aluminium cladding has three variations of grey, with a fourth darker grey used for framing.

Figure 5: Western elevation of Building 02 and Energy Centre (with Sky Studios and the Meeting Centre beyond)

4.24 The west elevation (towards the MOL) has the highest level of glazing (36%). The east elevation is the primary public frontage of the building and will provide the main entrance. Differing treatment on the glazing and fins will provide articulation and legibility to the entrance of the building. A solar protection canopy is proposed at ground floor level on the eastern elevation. This would project 1.5m from the buildings elevation and would provide sun protection for the ground floor staff restaurant.

4.25 A secondary circulation zone will circuit Building 02, to provide access to the back of house areas and loading. This will not extend to within the Central Plaza area. There are two loading bays within Building 02; the north loading bay would be for external deliveries, including supplies to the restaurant and gymnasium, the south loading bay is for smaller vehicles within the campus development.

4.26 Lighting for Building 02 and the associated landscaping has been designed to minimise light pollution and up-lighting. Pedestrian entrances will be lit, and generally the lighting will be contained internally within the campus. A time clock system will be used to reduce lighting at night.

4.27 The building will incorporate photovoltaic panels on the roof of the building, and the majority of the heating and cooling will be from waste heat from the CCHP plant which already serves the Sky Studios building on site. Building 02 will achieve a BREEAM Excellent rating and the use of on-site renewable energy sources will result in a 40% reduction in carbon emissions through the installation of 3,750sq.m of photovoltaic panels. Rainwater from the roof will be harvested in storage tanks and reused on site.

4.28 The Energy Centre will sit adjacent to the northern boundary of the site and would have a footprint of 50m by 12m, with a height of 16m to roof level (32m AOD) and a height of 28m (44m AOD) to the chimneys. The Energy Centre would have an overall floor area of 900m² (GEA 930m²). The building would sit off the northern boundary of the site by 1m.

4.29 The floorspace of the energy centre has been designed to serve the completed campus development. The building will accommodate the chiller plant for Building 02 on the roof, screened by a metal mesh or louvre parapet. The elevations of the building will consist of metal louvres in order to provide ventilation to the equipment.

4.30 No specific parking is proposed as part of the P50 application, as this is already located in other areas of the existing campus. The proposal would provide cycle parking facilities and shower/changing facilities within the building.

4.31 On the Building 02 site, 20 trees will be retained as existing and 41 trees will be removed. However it is proposed that an additional 334 trees would be planted resulting in a significant net increase in planting in this part of the site. A Soft Landscape Strategy has been provided, which details the different zones and different trees that will be used in each zone. Importantly it should be noted that there would be an increase in tree planting around the site boundaries as a result of this application.

Sustainability

4.32 In terms of Building 02, there are a number of measures that will ensure a high level of energy efficiency is achieved such as connection to the CCHP, high insulation and air tightness, high performance glazing and the provision of photovoltaics. In combination these measures will reduce the buildings regulated carbon emissions by 40% below Part L targets.

Outline planning application P51

4.33 The Outline Planning Permission incorporates the remaining part of the campus excluding the plot for Building 02, the existing Sky Studios Building, the existing CCHP centre, and the under construction Meeting Centre.

Design and layout

4.34 The proposals divide this area into development parcels (seven), which make up the fundamental future building blocks of the campus. The parcels are generally arranged around Grant Way (which forms a central access spine into the campus). Grant Way, which will remain a public road, and Harlequin Avenue form the points of vehicle access into the site.

4.35 It is intended that the proposal be phased over a ten year period. Completion of Parcels D and E is projected for completion in 2018. This would include the replacement of Sky 3 with a carpark structure and demolition of Sky 8. Following the completion of this phase would be the demolition of the remaining buildings and completion of Parcels C, F, G and H (after 2018). Parcel E2 would contain the central logistics and distribution centre for the wider site.

4.36 The proposed development would replace the existing Sky 1, Sky 2, Sky 3, Sky 4, Sky 6, Sky 7, Sky 8 and Athena Court buildings which will be demolished in phases.

4.37 The seven development parcels would contains a mix of B1a, B1b and B8 (with ancillary A1 uses) uses with car parking to be contained within Parcels C and D.

Figure 6: Illustrated Campus Development Plan

4.38 The Planning Statement notes that in accordance with the Sky Strategic Vision Principle ‘Large, flexible and efficient building typologies are proposed that aim to create an inclusive open plan creative environment, that maximise daylight and minimise the need for artificial light, that maximise open space and create accessible central and local amenities to long frontages and integrated landscape, and that place production and office programmes side by side’.

Heights and massing

4.39 Parcel parameter plans have been submitted for each of the Parcels, and these show the maximum width, length and height extents within which the

detailed building will be constructed. Zones for façade articulation to the buildings and service entrances to the development parcels have been identified. A minimum percentage development has been proposed for each parcel.

4.40 Building mass can be freely arranged within the horizontal deviation zones, and may not be vertically staggered or offset between floors.

4.41 Satellite dishes would be located on Development Parcel D only and would be subject to a condition that requires the positioning and size of dishes to be agreed. The plans however allow for a 13m height zone within which the dishes could be located.

4.42 Sky Studios would remain the highest building on the overall campus with eight storeys and a height of 44m (57 – 61 AOD). Proposed buildings will generally be between 43 – 48 AOD (a maximum of between four and eight storeys), with the exception of Parcel D which is located on the eastern side boundary and will contain satellite dishes on the roof. The satellite dishes would sit within a 13m high zone on the roof of Parcel D.

Figure 7: Section through Building 02, Sky Studios and Parcel E1

Figure 8: Parameter sections through the development parcels showing heights

Public realm and landscape

4.43 A Green Infrastructure Strategy has been provided for the outline proposal and this would inform the landscaping strategy for the 7 future development parcels and sets principles that would define later Reserved Matters applications. In addition the parameter plans set minimum areas of hard and

soft landscaping.

4.44 Overall the scheme would result in 3.6ha of open space on the site, with 1.6ha of publicly accessible public realm.

4.45 The most significant of these is the Park Strip alongside Building 02, which will be a private zone for staff (related to the gymnasium, restaurants and other staff facilities). It is proposed to continue the buffer landscape along the west of the Building 2 landscape along the entire western boundary providing a continuous ecological corridor.

4.46 A central piazza would be created between Building 2 and the Meeting Centre building and an Arrival Piazza would be created in front of the existing Sky Studios Building. In addition a landscape zone would flank Grant Way. Each areas would be given a unique character as a result of the use of both soft and hard landscaping.

4.47 On the Outline Planning Application site 34 trees would be removed and 175 trees would be planted (with large planting areas along the boundary with Macfarlane Lane and adjacent to Grant Way. The orientation of open spaces have been designed to maximum sunlight, whilst also providing some protection from wind.

Access and Parking

4.48 Circulation and access are a key component to creating the proposed development. Details of the principal access points have been submitted for approval as part of the Outline Planning Application.

4.49 Vehicle access would be form Grant Way and Harlequin Avenue. Pedestrian circulation will be encouraged within the development, with the main pedestrian access point from the south of the site.

4.50 1,750 parking spaces are proposed (maximum) as part of the scheme. These would replace the current surface and on street parking used by BSkyB on the site. The parking would be contained within four development parcels including in the form of multi storey car parks within Parcels C and D (up to 700 spaces each) and surface car parks (up to 300 and up 200 spaces respectively). Employees would either access the site via Grant Way or Harlequin Avenue. Indicative examples of the materials for the carparking buildings have been appended to the design code.

4.51 A new link road would be built between Grant Way and Harlequin Avenue, via the proposed central piazza area. This has the potential to allow a bus route to serve the site as well as reducing vehicle loads at the Gillette Corner junction.

4.52 Unlike previous applications no perimeter loop road is proposed around the entire site. Instead, smaller dedicated servicing routes would be located around a number of the development parcels, immediately adjacent to the buildings.

4.53 Cycle parking (secured and covered) would be provided as part of each

phase (over 381 spaces). Dedicated cycle routes round the site would be suitably laid and marked. In addition the development seeks to support cycling by providing shower and changing facilities in locations across the site.

Sustainability

4.54 In respect of sustainability the outline application incorporates a number of energy saving measures including:

• Adopting a site wide district heating system fed from the existing Biomass CCHP plant;

• Developing a heat store to maximize the use of the biomass heat source;

• Retaining the opportunity to connect neighbouring properties into this district heating system;

• Maximising use of the absorption chiller facility from the Biomass CCHP;

• High insulation standards throughout;

• High air-tightness standards;

• High performance glazing to minimize façade heat transmission;

• Good daylight provision;

• Low g-value glass to reduce solar gain;

• Ventilation design to maximize opportunity for free cooling;

• Incorporating low energy services distribution systems and lighting;

• Incorporating high quality site wide automatic controls/building management systems to increase operational efficiency; and

• Adoption of PVs at roof level.

Additional Information 4.55 The development will provide for additional employment opportunities both

during construction and following completion of the development. The campus development would provide for approximately 12,000 staff at the site, with the company currently employing 8,516 people (includes the site, and the surrounding office buildings which are occupied by BSKYB staff). In addition the construction programme is predicted to create 1,032 full time equivalent jobs.

4.56 In April 2012, Sky introduced a series of programmes known as Sky Skills.

This involves a new learning centre and provides on-line resources and programmes with local schools to develop skills and learning of students. In addition, Sky already has an apprenticeship programme and links to local schools.

4.57 The application comes in light of pre-application discussion with planning officers and public consultation events held on the 5th and 6th July 2013. Changes and alterations were made via the pre-application process prior to the lodgement of the application.

5.0 CONSULTATIONS

5.1 Letters of consultation were sent to neighbouring sites and Local Resident Associations, including the Brentford Community Council, on the 26th July 2013. This included residents of Oaklands Avenue and Boston Gardens.

5.2 Press and site notices were also posted. One representation from a local

resident was received, commenting:

Representation

Employment

Will enable work opportunities which is welcomed (para 7.24 – 7.26)

Transport

More traffic affecting Syon Lane (para 7.115 – 7.122)

5.3 The application was placed on the Pending Decisions List dated (Week 32)

and there was no request for the application to be considered by the Area Forum.

5.4 The GLA have commented and issued a Stage 1 response. The GLA have

stated that in principle the expansion of BSkyB’s operation is in line with the London Plan. However, further information has been sought regarding climate change, transport, design code clarification and air quality. Additional information has been provided by the applicant.

5.5 If the Council subsequently resolves to make a draft decision on the

application, it must consult the Mayor again under Article 5 of the Town and Country Planning (Mayor of London Order) (2008).

5.6 Transport For London (TfL) were consulted and have responded. The

response recognises the previous 2012 masterplan for the site and the mitigation measures previously agreed. Further information was sought in regards to electric vehicle charging points and the number of cycle spaces to be provided on site. TfL do not object to the proposal, subject to the previous mitigation package being agreed, in addition to an additional contribution towards improvements at Gillette Corner.

5.7 BAA Airports have responded and recommended a condition be place don

any approval which would require the submission of a Bird Hazard

Management Plan and careful design of the landscaping to minimise the attractiveness of the proposed landscaping to hazardous species of bird.

5.8 The Environment Agency were consulted and initially highlighted concerns

with the application in respect of drainage. The applicant has met with the Environment Agency and additional information was subsequently provided. Accordingly, as each Development Parcel is brought forward for detailed design, the drainage proposals will be reviewed with additional attenuation designed in if required. Accordingly, the Environment Agency support the application.

5.9 United Biscuits (Lands) Limited have stated that they object to the

application. No detailed objection has been forthcoming.

6.0 POLICY FRAMEWORK

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) came into force on 27 March 2012 and has replaced national policies and guidance formerly contained in Planning Policy Statements and Planning Policy Guidance notes and some other documents. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF is a material consideration and as such, it will be taken into account in decision-making as appropriate.

The Development Plan

6.3 The Development Plan for the Borough comprises the Council's Unitary Development Plan (other than those policies that are wholly inconsistent with the National Planning Policy Framework), Employment Development Plan Document, Brentford Area Action Plan and the London Plan.

The emerging Local Plan

6.4 On the 4th June 2013 the Council's Cabinet approved that the “Policy Options for Local Plan" should go out to consultation. As emerging policy, the Local Planning Authority (LPA) considers that the emerging Local Plan is capable of being a material consideration. Given that the emerging Local Plan is still in the consultation stages, the LPA considers that in general limited weight can be given to it at this stage.

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are:

1. Principle of development

2. Visual Impact

3. Impact on amenity of neighbouring properties

4. Highways, traffic and Parking

5. Environmental Impact

6. Sustainability

7. Planning obligations

Issue 1: Principle of development

Policy Context

7.2 The National Planning Policy Framework (NPPF) states that an economic role is a key dimension in achieving sustainable development. It states that the planning system should seek to contribute to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure.

7.3 In addition the NPPF states that ‘At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking’.

7.4 The NPPF (para 18) states that the Government is committed to securing economic growth in order to create jobs and prosperity, building on the country’s inherent strengths, and to meeting the twin challenges of global competition and of a low carbon future.

7.5 It goes on to note (para 19) that the Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system.

7.6 Brentford Area Action Plan Policy BAAP1 (Sustainable Development) seeks to ensure that new development makes the most efficient use of resources such as land and energy; addresses local environmental issues such as poor air quality, noise pollution and flood risk; and contributes to the provision of the social and physical infrastructure required to support the area’s rapidly growing community. Policy BAAP2 (Urban Design) identifies the Great West Road as a key area for improvement setting out how proposals should enhance this ‘gateway’ location and deliver improvements to the quality of the public realm. It also requires proposals to demonstrate

how they have realised opportunities for improving the character and quality of their local context.

7.7 Policy BAAP4 (The Great West Road) also seeks to showcase innovation and high quality sustainable design, as well as taking into account the economic, social and environmental contributions made to the sustainable regeneration of the area. Policy BAAP7 (Delivering Sustainable Access) requires new developments to promote sustainable movement and access. The BAAP makes clear the Council’s the Council’s objective for an exemplar sustainable development in this location.

Land Use

7.8 The site is designated in the London Plan as being a Strategic Industrial Location and Policy 2.17 (Strategic Industrial Locations) states that the Mayor and Boroughs should promote, manage and where appropriate, protect the strategic industrial locations. Supporting paragraph 2.79 notes that Industrial Business Parks (IBP) are particularly suitable for activities that need better quality surroundings including research and development and light industrial uses.

7.9 Brentford Area Action Plan Policy BE4 (BSKYB, Centaurs Business Park, Syon Lane, Isleworth) covers the majority of the subject site and existing BSKYB campus (but excludes the previous Harrods site). It seeks the retention and consolidation of BSkyB Broadcasting Head Quarters through intensification and redevelopment to provide high quality flexible business space to accommodate and facilitate the company’s future growth on this site. This recognises the value of the Company remaining located within the Borough in respect of investment and the levels of employment generated and recognises that broadcasting does not fit neatly into a planning use class.

7.10 The Employment Development Plan Policy EP7 is relevant as a result of the sites designation as an Industrial Business Park. The policy states that the Council will promote, manage and where necessary protect the Great West Road Industrial Business Park as a location for industrial uses including research and development and industrial-related uses that require better quality surroundings.

7.11 The policy states that a change of use from industrial in the Great West Road IBP will be acceptable subject to the primary function of the IBP for industrial uses not being undermined and that there is no significant net loss of industrial capacity. Industrial capacity can be measured by the net loss of floorspace, land (ha) and jobs.

7.12 The 2007 masterplan was approved on the basis that B1b floorspace was the predominant use and in land use terms the proposal was defined as a ‘Light Industrial Development’ and therefore suitable within an IBP.

7.13 The 2012 masterplan differed in that the Harrods warehouse site was introduced and there was an increase in B1a office provision on the site (112,000sq.m). An assessment was made of the loss of the Harrods site

(4.3ha), floorspace and jobs and the proposal was considered acceptable as it formed part of a media campus where the office floor area proposed is more akin to a research and development use as a result of BSkyB’s unique operation.

7.14 The revised 2013 applications are similar in that the proposal is for a media campus (B1b), supported by ancillary B1a office floorspace. The proposal differs from the 2012 approval in that the quantum of B1a office floorspace has reduced, with the split between B1a office space and B1b floorspace being evenly shared between the two uses (in the maximum and minimum terms). The proposal also does not seek any A1/A2/A3/A4 use classes, and instead notes that no more than 10% of the floorspace would be used ancillary to the use of the site for restaurants, gym, hairdresser, bike shop, crèche etc. This would not be for use by the general public and will be to support the staff workforce.

7.15 The broadcast function of Sky’s operation is classified as B1(b) use, and is the key industrial use within the media campus proposed. The proposals would include broadcast studios, galleries, edit suites, audio dubbing suites, graphics, production meeting rooms and production offices (a mix of B1a, B1b and B8 floorspace). The detailed breakdown of the proposed floorspace areas for the two applications are noted below:

Figure 9: Building 02 proposed floorspace (P50)

Figure 10: Wider campus outline proposed floorspace (P51)

7.16 Taking both applications together the proposal would result in 145,820m² of floorspace. In addition the campus would also contain the Sky Studios and Meeting Centre buildings (a total of 176,209m2).

7.17 The applicant considers that the B1(a) office floorspace proposed is required to support the consolidation of a major media company on a single site and the expansion in its programming commitments.

7.18 A proportion of B8 use, storage and distribution will also be provided. This

will provide a warehouse facility receiving all major deliveries before redistribution via an internal fleet of vehicles.

7.19 It is accepted in this instance that while a large proportion of the uses proposed are B1 (a) this is acceptable given the unique nature of Sky's operation as news/production facility and that this office use is related to research and development given the nature of the production process of both developing and producing programmes and other content. Further to this it is noted that the amount of B1a proposed is less than approved under the extant permission and there is a significant uplift in B1b floorspace proposed. In terms of the overall use of the site, a condition would be imposed which would restrict the maximum parameters of B1a floorspace ensuring that the proportion of B1b floorspace remains significant.

7.20 In industrial capacity terms, the proposal would result in an increase in industrial floorspace (B1b and B8) at the site (between 9,262 m² and 40,937m²), as well as an increase in industrial jobs at the site ensuing that the function of the IBP is not undermined. It is therefore considered that the proposed land use would be consistent with the site’s designation as an Industrial Business Park.

7.21 Further to this the GLA have commented that: ‘Overall the full and outline application involves the consolidation, retention and expansion of jobs by one of London's major employers in this Industrial Business Park and Strategic Outer London Development Centre is welcomed and is strongly supported in London Plan policy terms’.

7.22 It must be noted that Policy BE4 of the BAAP states that in the event that BSkyB decide to relocate, an alternative use compatible with the site’s designation as an Industrial Business Park, B1b, B1c and high value B2 activities, will be encouraged. This acknowledges the specific nature of the BSKYB operation in that as a media campus ancillary B1a office would be required to support the operation but that a B1a led development without the special, specific nature of the BSkyB operation would be unacceptable based on the sites designation as an IBP and the unsuitability of the site for office accommodation in sustainability terms (i.e. not in a town centre or with Chiswick Business Park).

7.23 The proposed development would bring significant investment to the area and will contribute to building a strong, responsive and competitive economy in the area. The proposal would result in significant job creation within the area with the development expected to create in the order of 2,625 additional full time equivalent jobs over the coming years in line with the applicant’s growth plans. In addition 2,241 jobs would be created during the construction process (both directly and indirectly) over the ten year period.

7.24 The jobs created both during the construction and operation phases of the development will be significantly beneficial to the local economy. In addition, opportunities will be made available to local people through Local Training and Skills programmes required and funded by a new S106 Agreement. The s106 would require an Employment Initiative steering group to be created including members of the Council’s Economic Development Team. This

would seek to further the work and initiatives that BSKYB already undertake such as the apprenticeship programme with local schools and the Sky Skills programme, which has introduced a new learning centre and provides on-line resources and programmes with local schools to develop skills and learning of students. These measures will help local people benefit from the development and BSKYB’s investment in the site.

7.25 The proposed scheme will result in the retention of BSkyB within London and will further enhance the local economy through multiplier impact of businesses providing services to the enlarged campus. One of the reasons for the enlarged BskyB campus is the intention of the broadcaster to significantly increase investment in broadcast home produced content and this will significantly contribute to London's World City role as a centre for the global media and entertainment industry.

Summary

7.26 Accordingly, it is considered that the principle of development is acceptable based on the specific nature of the operation proposed (media campus) and the economic benefits the development would deliver and therefore the proposal is in line with the National Planning Policy Framework, the London Plan, as well as the aspirations of the EDPD and BAAP.

Issue 2: Visual Impact and design

7.27 The National Planning Policy Framework has a requirement for development to achieve a good design and states that new development should respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation.

7.28 Policy ENV-B.1.1 of the UDP promotes high quality design that enhances the overall environmental quality and townscape. Section 1.0 of the UDP Supplementary Planning Guidance (SPG) states that the design and layout of proposed developments must enable them to be compatible with, and make a positive contribution to the character of the locality. New buildings must relate satisfactorily to adjoining and neighbouring buildings and spaces. The scale, massing, siting, size and height of these buildings should be respected by new development, although this need not exclude original innovative design.

7.29 Policy 7.1 of the London Plan provides overarching principles for good design within London. Policy 7.4 states that new development should have regard to its context, and make a positive contribution to local character within its neighbourhood.

7.30 An assessment of both applications will be made below. It should be noted that the details of the appearance of the proposed buildings within the outline planning application (00558/A/P51) would form a reserved matter. A Design Code has been submitted with the application and this provides detailed mandatory rules and guidance on the design and appearance of the buildings within the overall campus.

Detailed Application – Phase 2 (00558/A/P50)

7.31 The detailed application for Building 02 includes the detailed design of the elevations, floorplates and layout of the site, including landscaping. The application also includes an energy centre along the northern boundary of the site. The proposed building occupies the former site of the Harrods depot building in the north-west corner of the proposed BSkyB campus.

7.32 Building 02 would have a large footprint, located 30-53m from the northern boundary of the site and 43m from the western boundary. The building would be set 58m from the western elevation of the meeting centre to provide a central plaza. The design and layout of the proposal will provide attractive, accessible areas of public realm within the central plaza.

7.33 The daylight and sunlight study, as well as the wind assessment, show that the central plaza will have adequate levels of sunlight and will not be subject to excessive levels of wind. On the western side of the building the Park Strip will be created, which would create a continuous boundary with the MOL land as well as creating an attractive recreation area for staff, directly accessible from the staff gymnasium.

7.34 Building 02 would primarily consist of metal sheet cladding, with recessed glazing panels. All panes would be of an equal width, but would vary in height breaking up the elevation visually, providing interest and vertical articulation to the building. In addition each elevation would vary in terms of the level of glazing, depending on the level of solar shade required and the function of the internal space.

Figure 11: Visualisation of Building 02 eastern elevation

7.35 The height of the building would sit 2.3m below the maximum height of the meeting centre, and 21m below the height of the parapet on Sky Studios. Accordingly, although the building has a large footprint within the context of the site it is not considered to be visually overbearing, have an excessive

scale or be harmful in this location. Whilst the building is large, the overall height is three stories and significantly less than the height of Sky Studios. Building 02 would appear at a lower height than the previous Harrods building that was located on the site, and the cladding would help blend the structure into the skyline.

7.36 The rooftop plant would project up to 4.5m from the roof of the proposed building, however would be set in 22m from the side elevations and 28m from either end. The rooftop plant would be encased in grey mesh, which would provide ventilation but would also blend with the skyline. This will reduce the visual impact of the plant on the roof. The remainder of the roof would be covered in skylights and photovoltaic panels. Two small satellite dishes would be located on one corner of the rooftop plant.

7.37 The width of the landscaping strip on the western side of the building will provide further softening of the appearance and will help the building to integrate within the site. It is noted that the size of the Park Strip is equivalent in size to the internal amenity space within the centre of Chiswick Business Park.

7.38 The proposal would retain 20 existing trees and 41 trees will be removed. However, an additional 314 trees will be replanted on the site as part of the comprehensive landscaping scheme. The landscaping strategy is based on differing zones, with a different type of tree palette within each zone depending on the intended final use. The information provided demonstrates that the landscaping would be to a very high standard.

7.39 Overall, when considering the innovative building design with vertical articulation, its position in respect of the site boundaries and the setbacks for the rooftop plant, when taken with the significant boundary planting proposed, that the proposed building would create an attractive and functional building that would have an acceptable impact upon the character and appearance of the adjacent MOL and surrounding area as a whole and indeed would have a far higher aesthetic quality than the former Harrods Warehouse which it replaces.

7.40 The energy centre would be located very close to the rear northern elevation of the site. The height of this would be 8m less than proposed Building 02, however the chimney flues would project to just above the height of the plant and height of the meeting centre. Within the context of the vertical articulation on Sky Studios and the existing waste transfer station to the north of the site, it is not considered that the proposed chimneys would be harmful to the appearance of the site.

7.41 The energy centre would have an industrial type appearance with a metal and louvered façade at upper levels to provide additional ventilation to plant. This is considered appropriate given the industrial type use and function of an energy centre and its immediate context in the site.

7.42 The GLA have commented on the design of the detailed application and concluded that the proposal has ‘removed some of the ambiguity of spaces that were evident in the previous scheme’ and the Central Plaza public

realm will provide a termination to Grant Way, giving ‘a central focus to the BSkyB Campus and a setting for Building 02’. The active uses at ground floor ‘provide animation to key parts of the façade’ and will help animate the public space.

Overall Design and Site Layout (P51)

7.43 The outline scheme would result in the demolition of Sky 1, Sky 2 Sky 3, Sky 4, Sky 6, Sky 7 and Sky 8, as well as Athena Court. The principle of demolition of these buildings was accepted in the previous application, with the exception of Sky 8 which was previously to be retained.

7.44 Each of the Sky buildings are two storey in height and are generally characterised by banding of grey facades and windows. It is not considered that any of the existing buildings have any architectural or historical features that require preservation and their demolition is accepted.

7.45 The 2012 outline planning permission was for a similar quantum of floorspace, based on narrow floor plates and a series of buildings and courtyards. The proposed scheme is based on large, flexible floorplates with accessible open space located within a central position on the site. Rooflights provide additional light to the proposed floorspace.

7.46 The proposed campus retains Grant Way as a central, public spine road. A link road will be formed through to Harlequin Way and will provide the opportunity for a bus arrival point in future, as well as an arrival plaza for the site in close proximity to Sky Studios.

7.47 The development site is then split into seven development parcels, which will be the location for future buildings and carparking. The development parcels have maximum parameters and a design code which will allow for large, flexible buildings and open spaces. A zone of horizontal deviation is provided, with gives a minimum building footprint area. Each parcel would accommodate at least one building, with Development Parcels C and H (on the western part of the site) potentially containing two free-standing buildings.

Figure 12: Maximum total GIA on minimum building footprints proposed

Figure 13: Maximum total GIA on maximum building footprints proposed

7.48 Maximum development heights above ordnance datum (AOD) have been set for each parcel and this includes any rooftop plant for the building. All of the heights would sit below the existing Sky Studios building, with the exception of Development Parcel D, which has an additional zone for roof top plant (satellite farm) up to 13m in height above the roof, which would generally equate to the height of Sky Studios. Development Parcel D is located south of Sky Studios, adjacent to Harlequin Avenue. The highest buildings would effectively be concentrated around Sky Studios, away from the western side and southern boundaries of the site.

7.49 The detailed design of the development would continue the form described above for Building 02, with an industrial type character through the use of metal, glass and concrete materials. In order to ensure a comprehensive and cohesive scheme is delivered, a Design Code provides mandatory controls, as well as illustrative information to provide design intentions for the campus. The detailed reserved matters applications will be assessed against the Design Code and the Design Code will be a material consideration in the determination of the future reserved matters applications.

7.50 The Design Code fixes the position of access, primary and secondary transport routes, servicing routes and the allotted parking areas. In regards to the architecture, the Design Code provides illustrative examples of façade articulation and materials. The parameter plans provide a mandatory item which the Development Parcels must conform too.

7.51 Plant equipment would not exceed 4.5m from the roof level and is included within the maximum development heights set. Plant, photovoltaics and rooflights would be located on the roofs of Development Parcels C, F, E1 and E2. Development Parcels H and G would have green/brown roofs with photovoltaic panels. The Design Code specifies that a 3m site wide setback would be adhered to for plant and equipment from the facades of the buildings in order to limit their visibility from outside the site and from ground level.

7.52 Access to the site will primarily be from Grant Way, but access would also be possible via Harlequin Avenue. A new road would be formed to connect Grant Way and Harlequin Avenue between Sky Studios and Development Parcel D. A zone of horizontal deviation has been provided for the link road. The existing road and turning head north of Sky Studios will be retained, and would link with other smaller service corridors around the rear of Building 02. All accesses from adopted roads will have security check points.

7.53 The proposed scheme removes the loop road that was previously approved. This is an improvement on the previous scheme, and allows for a continuous landscape buffer along the western edge of the development site with the MOL. In addition, the proposal makes future provision for a bus arrival point within the site, within the ‘Arrival Plaza’ which would be located between Sky Studios and Development Parcel D.

7.54 The primary pedestrian public zones on the site will be within the Central Plaza (adjacent to Building 02), within the Arrival Plaza (around the link road) and alongside Grant Way.

7.55 The previously approved scheme proposed a development form that consisted of outdoor rooms, sunken areas, roof top areas and a variety in building shapes. The proposed scheme results in a significant change in the development form, providing more functional building footprints with a clearly defined public realm and landscaped areas. It is considered that the proposed scheme will improve legibility within the site.

7.56 It is noted that the detailed reserved matters applications will also consider the form of the buildings and the resultant impact on sunlight and wind within the outdoor spaces on the site. In particular, consideration will need to be given to the relationship of Development Parcel C with Building 02, to ensure there is no acceleration of winds between the two buildings.

7.57 In addition to the Design Code a Green Infrastructure Strategy has a similar function in respect of defining the principles of the public realm, hard and soft landscaping and boundary treatment that Reserved Matters applications would have to adhere to. This document sets out the different character of the landscape areas creating network of spaces around the Development parcels.

7.58 The outline proposal would result in the loss of 34 trees including poplars and oaks. However, there will be significant replanting on the site with 175 additional trees planted. The detailed design of this would be approved subsequently via the reserved matters. However, the Green Infrastructure Strategy recognizes that replanting will be predominantly native tree species.

7.59 The GLA have recognised that the outline scheme is closer to a traditional business park format. The proposal would introduce a clear public space network, with differentiation between public realm and private space for employees. The GLA recognise that the removal of the outer loop road is a positive aspect of the development, and will allow for more successful integration with the surrounding area.

7.60 In respect of inclusive access both the outline application and detailed phase one application are designed to ensure inclusive access. The new proposals have removed many of the level changes of the previously approved scheme; this has been aided by the removal of the ring road, underground decked car parking and separation of vehicular and pedestrian routes from the development proposals. The scheme now predominantly works with the existing grading of development and the adoption of a boulevard street profile is welcome and the gradient appears acceptable.

Assessment of Impact on Surroundings

7.61 The site is surrounded by a variety of different character areas, including Metropolitan Open Land (MOL) and industrial land, with residential development and listed buildings also in close proximity. Accordingly,

consideration has been given to the proposed massing and scale of the development from a number of sensitive viewpoints within the EIA (Townscape assessment). As this is an outline application, the detail and parameters would be reserved for consideration at reserved matters and conditions stage. The detailed materials and landscaping will be important in achieving a high quality scheme.

7.62 The proposal would result in a visual change for the surrounding environment, as a result of the demolition of the existing buildings on site and the erection of a comprehensive campus development. However, the existing industrial nature of the site, the distance to residential properties and the existing and proposed vegetative screening would mitigate the impacts of the proposed development.

7.63 From the west of the site (Former Centaurs Rugby Ground, Oaklands Avenue) the proposed development would be visible above the tree line and would replace the existing building with a more continuous development to the edge of the playing fields. The design code would ensure that there is variation in the elevations facades which would help break up the appearance of the western elevation.

7.64 In addition, the proposal would create a widened landscape strip on the western edge of the development which will provide further softening of the proposed development parcels C and H from the west and the MOL. In the winter months there would be less vegetation to provide screening. However, the development would be located beyond the existing sports pitches and the associated lighting. In respect of the impact of Block C, which is likely to contain a multi storey car park, upon the MOL the design code defines the approach to materiality and design that would be required for it to be acceptable.

7.65 Whilst the proposal would result in a visual change to the environment, it is considered that the vertical dimensions, the additional tree planting proposed and the distance over the former Centaurs Rugby Ground will reduce the impression of massing for the residential properties on Oaklands Avenue. The dwellings would retain an open outlook to the playing fields, and the development would be seen in conjunction with the existing Sky Studios building. The south east corner of Development Parcel H would be the closet element of the scheme to neighbouring residential properties, albeit it would be replacing Sky 1 in this position. The Design Code provides a number of mandatory design requirements which would inform the latter Reserved Matters application and would ensure that the building would have an acceptable impact upon the adjacent MOL and neighbours’ living conditions. This includes:

• a requirement for the façade of the building to be positioned within 4m of the edge of the development parcel boundary on Grant Way (ensuring mass would be away from the sensitive site boundary.

• any built mass as well as landscaping on Development Parcel H must not protrude on the southwest corner, nor in any way obstruct the minimum free

space (10m buffer zone) between Parcel H and the neighbouring site as established in these parameters.

• Landscape features (such as semi-mature or mature trees planted in groups) will screen this Development Parcel, along its Western edge, from the MOL (Extract from Design Code Revision A).

7.66 From Syon Lane and the properties to the south of the A4 the proposed development will be visible, however would be part of the existing backdrop with Sky Studios. The satellite dishes on top of Development Parcel D will be visible, but form part of the character of a media campus and would be separated by a significant distance. It is noted that the satellites will not be located on any other buildings within the campus (with the exception of the existing at Sky Studios and the two small ones on the roof of Building 02). As with Parcel C the Design Code sets out acceptable elevations treatment for this building.

7.67 The proposed development would not adversely impact on the existing Gillette Factory which would remain dominant in views from Syon Lane and indeed Parcel Block D in particularly would not detract from its front elevation setting or the prominence of its Clockwork when viewed from the west. From the east of the junction the proposed Development Parcel D would be visible. The parcel will sit between the Gillette Building and Sky Studios, although at a lower height than both. The satellite dishes on the roof of Development Parcel D will be visible, similar in appearance to the existing dishes on Sky Studios and would not therefore be visually overbearing

7.68 Boston Manor Park and the canal are located towards the east of the site. From Boston Manor House itself, the proposed development would be screened by the existing mature vegetation. From Boston Manor Playing Fields and within Boston Manor Park south of the M4, the proposed development would be visible above the existing tree line.

7.69 Sky Studios and the wind turbine would remain the highest built elements when viewed form this direction. The distance across the Waste Transfer Station and Transport Avenue, will help mitigate the visual impact of the development. From within the playing fields, the development would form a boundary to the park but would not appear dominant given the change in levels and distance from the subject site. From the canal, the satellite farm on the roof of Development Parcel D will be visible behind the existing office buildings. It is not considered that the satellites will be harmful, as they will not be continuous along the elevation and from this viewpoint would sit at a slightly lower height than the existing Sky Studios building and wind turbine. It is not considered that the additional built form would be harmful from this viewpoint given the existing and surrounding context.

7.70 From Boston Manor Station, a Grade II listed building, the proposed development would be visible and would result in an extension to the existing building line of Sky Studios. However, this would be punctuated by the existing vegetation adjacent to the station. The heights of the

development would vary from this viewpoint, and combined with the vertical articulation, the proposal would form a facetted elevation. The northern elevation of Building 02 would be visible. However, it is not considered that the proposal would impact on the setting of the station, as the development would sit within the wider backdrop to the setting.

7.71 Elthorne Park is located to the north of the site, approximately 1km from the subject site. As a result of the distance, the details of the elevation of the existing Sky Studios are less discernable. From this point, the proposed development would be visible above the skyline of the existing vegetation. The proposal would extend the existing built form of Sky Studios. It is from this viewpoint that the proposed satellite zone for Development Parcel D will be most apparent. The satellite dishes would sit below the maximum parapet height of Sky Studios and the wind turbine. The satellite dishes would not form a continous elevation to the skyline, and would continue the appearance of the existing Sky Studios with the vertical parapets and satellite dishes. Accordingly, given the distance between the park and the subject site it is not considered that the proposed development would have an adverse impact on the townscape.

7.72 From within Osterley Park, near Osterley Lane, the development will form part of the backdrop on the skyline. The existing Sky Studios is visible in some viewpoints. Given the distance and vegetation it is not considered that the proposed development would have a harmful impact from within Osterley Park.

7.73 Overall, it is considered that the scale and position of the proposed development parcels are acceptable and appropriate within the site context. When taken with the design code and green infrastructure strategy it is considered that the development would result in an attractive and interesting environment, with innovative buildings and linked public spaces and landscaping resulting in a high quality campus development.

Issue 3: The impact on amenity of neighbouring properties (both applications)

7.74 The site is situated within an Industrial Business Park and there are no immediately adjoining residential properties. The site is bound by the railway line, refuse transfer station and Transport Avenue to the north. Harlequin Avenue and the West Cross Centre are located to the east of the site. This generally contains light industrial and office accommodation.

7.75 The existing Gillette Factory is located to the immediate south. This is currently vacant and planning permission exists for the redevelopment of the site for a hotel and industrial uses. Tesco’s Superstore is located to the south and immediately adjoins the site.

7.76 A key consideration has been the impact of the proposed development on neighbours’ living conditions at the closest residential properties within Oaklands Avenue. The proposed development would replace existing buildings on the site that are not considered to be aesthetically pleasing.

7.77 The proposed building would be greater in height than the existing buildings, but would be lower than the 2007 and 2013 approved masterplans. Where properties do face towards the subject site they would be separated by over 100m ensuring no unacceptable sense of enclosure would occur. Indeed where the buildings would be visible, albeit at some distance as well as breaks in the building line and footprints, help to reduce the impression of massing when viewed from the west and would ensure that the development does not result in unacceptable harm to outlook from neighbouring properties.

7.78 It is not considered that there would be any harm to neighbours along Syon Lane as a result of the significant separation distances involved and the fact that the existing Tesco store would also be between the two and form a visual barrier. In respect of Parcel G, which replaces the existing Athena Court building, this would have a limited scale (maximum height of 5 storeys and limited to only 70% parcel coverage by the design code) and would be set 150m away from the nearest residential property, separated by a significant area of planting.

7.79 It is not considered there would be any harm to neighbours’ living conditions within Boston Gardens as a result of the significant separation distance between these neighbours and the subject site (approximately 530m and separated by the elevated M4). Again where the buildings would be visible within the wider outlook, they will be softened by the distance across the open fields and existing mature screen planting. Furthermore the design and layout of the proposed development would ensure that it does not represent an incongruous or overbearing addition to the skyline.

7.80 As a result of the site orientation and the significant separation distances towards neighbouring properties it is not considered that the proposed development would have any unacceptable impact upon daylight/sunlight or overshadowing.

7.81 The construction of the development would be subject to an Construction Environmental Management Plan, which would mitigate the impact upon neighbouring properties. This would include measures to reduce noise and dust emissions and the routing of construction vehicles. The hours of construction would also be restricted by way of a safeguarding condition. In addition the s106 would require the applicant to sign up to the Considerate Contractor scheme.

7.82 The proposed developments would therefore have an acceptable impact upon neighbours’ living conditions.

Issue 4: Traffic and parking

7.83 The National Planning Policy Framework states that all developments that generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment. Plans and decisions should take account of whether:

• the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure;

• safe and suitable access to the site can be achieved for all people; and

• improvements can be undertaken within the transport network that could effectively limit the significant impacts of the development.

• Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

7.84 Policy BAAP4 (Great West Road) states that consideration will be given to the way in which development impacts on the highway and contributes to overall improvements to sustainable access and movement to and from, along and across the strategic road corridor. Policy BAAP7 (Delivering Sustainable Access) states that all major developments will need to contribute to the delivery of sustainable access through a package of measures which promote sustainable movement and restrain the use of the car. Policy EP1 of the EDPD also directs that sites should be made accessible by sustainable modes of transport.

7.85 London Plan policy is directed towards reducing the need to travel by car, and improving conditions for pedestrian, cyclists and public transport users. Maximum parking standards are provided, along with minimum cycle parking, electric charging points and disabled parking standards.

7.86 A Transport Assessment, including a Travel Plan with Cycling Strategy, Shuttle Bus Strategy and Car Parking Management Strategy has been provided. The Assessment and Travel Plan cover both the outline application and detailed planning application.

Trip Generation

7.87 In respect of trip generation the Transport Assessment concludes that, subject to an appropriate mitigation package the impact of the development can be accommodated within the local transport infrastructure.

7.88 The figures within the Transport Assessment are based on a parking provision of 1,750 car parking spaces on site for the completed masterplan. The premise behind the proposal is to reduce car journeys in favour of more sustainable modes of travel (public transport/cycling) to the site which would result in sustainable level that the local highway infrastructure can cope with. To achieve this a number of measures would be introduced:

1) Limiting parking available on site to 1,750 (only 61 above the previous parking amount on the site -1,689 spaces);

2) Encourage modal shift and the use of more sustainable modes of transport including public transport and cycling;

3) Improvements to local junctions and pedestrian and road infrastructure;

4) To avoid overspill parking in adjacent residential areas through the above measures and a commitment to review parking levels in surrounding roads (a s106 contribution to consult upon and implement if necessary Controlled Parking Zones within these areas if the parking beat surveys indicate need in future years including following completion of the development)

5) A Transport infrastructure upgrade package (Including obligations secured under the P45 application and contributions received in respect of the P25 application), secured within the s106

Modal shift, public transport, cycle facilities and pedestrian links

7.89 To encourage the use of public transport and more sustainable modes of transport instead of private vehicle trips the applicant will sign up to a robust Travel Plan, which will seek to achieve a significant modal shift in the way people travel to the site. BSkyB have implemented a successful Travel Plan since 2006, and this has resulted in a reduction in the number of staff using private cars to access the site.

7.90 As a result of the reduction in parking spaces on the site once the development is complete, it is anticipated that car sharing will become more popular and there may be an increase in the use of motorcycles or mopeds. The mode share for buses, walking and cycling is also likely to increase. The Travel Plan anticipates that the mode share from cars will decrease from 48% in 2011, to 24% in 2024.

7.91 The Travel Plan will be secured in the s106 and will illustrate compliancy with the best practice set out in the Council’s ’10 point guide’. It will incorporate the proposed cycle strategy, car parking management strategy and shuttle bus operating strategy. It will also include measures to reduce overall emissions generated from unavoidable car travel, as well as achieve modal split (e.g. through active promotion and enabling of low emission vehicles etc).

7.92 In the event that the travel plan has not achieved modal split targets at the end of each phase of development a revised set of measures would be required. This would include:

i) A commitment to review the car parking management strategy, including car park permitting policy, in order to achieve agreed modal split targets and reduced environmental impact from unavoidable car use.

ii) A commitment to explore feasibility of partnership working (including joint procurement) with neighbouring employers in the provision of bespoke collective transport solution (shuttle buses).

7.93 As part of the travel plan the applicant will expand their existing bus shuttle

service. The shuttle bus network is critical to improving the public transport accessibility level of the site to achieve a 'moderate' PTAL level. The Council recognises that the applicant should be able to develop this network in response to demand and changes in staff origins, but that its successful

(and continual) operation is essential for this scheme to be acceptable in transport terms, in absence of any other 'fixed link' improvements which improve accessibility of the site. As such, the applicant will need to submit an annual shuttle bus operating strategy as noted above (as part of the bi-annual review of their travel plan detailing the routes being operated, the frequency of the services, capacity of the vehicles and details of accessibility arrangements in place to cater for mobility impaired people for approval by the council/TfL. The statement should summarise the broad rationale for the network being proposed, including an evidence base for how this will achieve modal shift away from private car use and to encourage a distribution of trips across the different rail/tube corridors serving the site (to reduce impact on Hounslow Loop). The requirement to implement and monitor the Travel Plan, including the Shuttle Bus Operating Strategy, will remain an obligation on this site for the life of the development, unless other measures are introduced which significantly improve the accessibility of the site by public transport modes.

7.94 In terms of public transport the development coincides with capacity improvements on the Hounslow Loop overland service being undertaken by South West Trains and Network Rail. This would result in train lengthening, adding two carriages to each of the four services per hour by the year 2014. These works are planned to go ahead and are not linked to this application.

7.95 As part of TfL’s Tube Upgrade Plan the Piccadilly line, accessible from Osterley, Boston Manor and South Ealing LU stations, will be upgraded to deliver new trains, signalling and control centres which will increase the capacity on the line.

7.96 The applicant has provided evidence that there is sufficient capacity available to accommodate the increase in trips to the site both on the Hounslow Loop and on the Piccadilly Line.

7.97 However the additional passengers at Syon Lane Station would lead to the passenger congestion, which has a knock on effect on vehicle flows and people crossing Syon Lane.

7.98 Subsequently a package of improvements to Syon Lane Station has been secured. This would involve an accessible ramp linking the westbound platform with Syon Lane and would also include an additional staircase serving the platform and linking the two Syon lane access points. Improvements to the existing access with Rothbury Gardens on the eastbound platform would also be secured making it more accessible. These works would reduce passenger waiting times and congestion at the access points to Syon Lane, as well as providing DDA compliant ramp access to the station.

7.99 It is noted that the works proposed require third party land and may be undeliverable in the form noted above, albeit the Council believes agreement can be reached with the relevant parties including network rail can be reached. Therefore a capped fee will be secured by the s106.

7.100 The proposal would also seek to improve pedestrian routes and facilities from the station and across Syon Lane, reducing the disruption to vehicle flows created by the passengers crossing at the existing Zebra crossing.

7.101 The s106 would also seek to secure a contribution towards local bus services. This would expand upon contributions already received by the Council as part of the P25 application. The exact nature of the works has yet to be fully agreed but discussions with TfL are ongoing. It has been suggested that the contribution re route the 195 bus providing a link to the site and Tesco with Boston Manor Road to the north. As part of this there is the potential that the H28 is extended to serve Brentford High Street, with a wider benefit to the Town Centre.

7.102 In addition the s106 would also seek a contribution towards local cycle routes. Specifically this would involve a contribution to enhance links to the site and the Great West Road with the planned Cycle Superhighway along London Road.

7.103 The UDP would require 204 cycle parking spaces for the proposed campus development. The existing site has 381 cycle parking spaces. It is intended that the proposed development would comply with the BREEAM Office standard for Cycle Facilities, and accordingly it is anticipated that the proposal would exceed the UDP requirement for cycle spaces on site.

7.104 London Plan Policy 6.9 states that developments should provide secure, integrated and accessible cycle parking facilities in line with the minimum standards set out in Table 6.3 (1:250/1:500) which equates to between 350 and 700 spaces. The proposal achieves this. The cycle provision would be secured by way of a condition. Additional visitor cycle stands are provided along the perimeter of the site in convenient overlooked locations close to building entrances.

7.105 In addition the applicant has also agreed to fund a feasibility study in respect of the Brentford to Southall rail link. This is in line with the aspirations of the emerging local plan. The Local Plan Policy Options (2013 – 2030) identifies at Policy Option EC1 (Enhancing Connectivity) the ‘promotion of a new passenger service between Brentford (Golden Mile) and Southall. This proposed scheme would provide direct links between the employment corridor and Great Western Main Line and planned Crossrail station at Southall. Currently there are few options to access the site from the north by sustainable means. It is also feasible that this could also be extended to feed Brentford Town Centre and the South West Trains line, possibly via an on street (e.g. utilising tram/train technology)’. The feasibility study would be a significant step in assessing the practicalities of bringing this transport link forward.

Parking and restricting overspill parking

7.106 The proposal would restrict on-site car parking spaces to 1750 on completion of the development, which is a ratio of one space per 101sq.m of floor area. This is therefore in compliance with the London Plan Table 6.2.

It should be noted that the 1,750 car parking spaces would serve the whole Campus including Sky Studios and the under construction Meeting Centre.

7.107 The 1750 car parking spaces proposed would primarily be located within two multi-storey carparking buildings within Parcels C and D. It is anticipated that there would also be some additional carparking provided within Parcels G and H once developed.

7.108 The proposed development will provide disabled spaces to the requisite levels (minimum 5% provision) within each car park in suitable locations that provide direct and level access to building entrances. This provision would be secured by condition. There are currently five electric charging points within the campus. The provision of electric charging points will be increased in line with staff demand and would be secured in accordance with London plan standards.

7.109 A Car Parking Management Strategy will be produced and secured in the s106 to provide greater clarity on the allocation and management of car parking in line with the broader objectives of London Plan policy 6.13.

7.110 In order to ensure that the proposal does not result in any overspill parking within the surrounding residential area, there must remain some provision for parking on the site, and the applicant must achieve the intended modal splits described earlier. The Travel Plan would be monitored every three years, and would include a parking beat survey.

7.111 The parking beat survey was undertaken in April 2013 as part of this application. This found that there were approximately 365 on-street spaces within walking distance of the site, and peak usage of these spaces is approximately 75%.

7.112 The Travel Plan would include regular updates of this parking beat survey and there would be provision within the s106 for the applicant to cover the cost of a feasibility study for the implementation of a Controlled Parking Zone (CPZ) in the local area if found to be necessary by the surveys. If a CPZ is determined necessary then the applicant would also be obliged to provide the funding necessary to introduce the CPZ.

7.113 The phasing of the car parking will need to comply with the modal share targets set out in the travel plan and to ensure that there remains a suitable amount of parking on site during the construction process.

7.114 Accordingly, it is considered that the level of on-site parking provision for the completed campus development would be acceptable. The proposal includes sufficient safeguards and monitoring requirements in order to ensure that the proposal would not result in an unacceptable level of overspill parking to the surrounding area.

Access, Junction improvements and pedestrian facilities

7.115 The applicant has conducted further modelling of the impacts of the proposed development on local junctions. The modelling and trip generation is now agreed with the Council and TfL. Again by limiting parking and

promoting the use of more sustainable modes of transport the applicant states that the development would not harm the operation of local junctions, albeit there would be a increase in their loads.

7.116 It should be noted that whilst many employees work traditional office hours, a significant number operate non-standard hours as befitting a 24 hour, 7 day operation such as BSkyB. Previous surveys at BSkyB have indicated that only 60-70% of staff work the traditional office hours – the remainder working shift hours which dictate travelling earlier or later than the commuter peaks. This would further limit, in addition to the drive to achieve modal shift to sustainable modes of transport, the impacts at local junctions in the peak hours when loads will be highest.

7.117 The proposal would introduce a link road between the end of Grant Way and Harlequin Avenue, with an ‘Arrival Plaza’. This will spread the demand more evenly between the two entrance/exit points to the development. This would enhance permeability of the site and reduce pressure on the Gillette Corner and the Syon Lane and Grant Way junctions. It should be noted that signalisation improvements have recently taken place at the Harlequin Avenue/Great West Road junction. It is important to note that the two main car park areas for the redeveloped campus would assist in splitting the access to the site between Grant Way and Harlequin Avenue.

7.118 In addition the ‘Arrival Plaza’ will also potentially allow for a bus route to serve the site at a later date.

7.119 The transport assessment recommends that improvements would be required to the Syon Lane/Grant Way junction, which would near capacity following the completion of the development. Section 278 Works would be required to either signalise or provide a new roundabout at this junction, which would improve capacity and vehicle flows.

7.120 In respect of the Gillette Corner Junction the Transport Assessment notes that the proposed development would not result in the junction’s capacity being compromised in the peak hours. Notwithstanding this, as part of the P45 ‘Meeting centre application’ the applicant funded a Junction feasibility study which defines works to enhance the junctions functionality. In addition the applicant has provided a financial contribution towards the improvements outlined in the feasibility report. The contribution would either go towards a specific improvement (for example upgrading one arm of the junction) or be pooled with other funding (possibly from wider s106, TfL or LBH funds) for a wider junction upgrade. It is considered that this is appropriate as the subject development would not in itself result in the failure of the junction and the costs of a comprehensive upgrade would be beyond what is reasonable in planning terms to be achieved through s106.

7.121 The s106 agreement for the P45 application also secured the funding, which would be used, in conjunction with a contribution from the applicant as already received as part of the P25 Masterplan, to improve the pedestrian crossing facilities across Syon Lane. This work is likely to be done in line with any Gillette Corner junction improvements and is aimed to reduce the disruption to vehicle floors that result form pedestrians crossing Syon lane

from and to the Station as well as creating more pedestrians friendly facilities.

7.122 It is considered that subject to the mitigation package proposed, that the proposed development would have an acceptable impact upon local junction capacity and the free and safe flow of vehicles and pedestrians in the locality.

Mitigation package

7.123 In summary the proposal includes the following transport mitigation package that it is considered would be required for the development to result in an acceptable impact upon local highway and parking conditions:

1) Alterations to Grant Way/Syon Lane junction – to include a new signalised junction or roundabout;

2) New internal loop road connecting Harlequin Avenue and Grant Way – serves to reduce impact upon surrounding junctions;

3) Contribution towards consultation on and implementation if required of a CPZ to protect residents parking in nearby roads;

4) Travel plan to secure a modal shift, enhanced cycling package, to reduce vehicle trips to the site;

5) Extension of Sky Shuttle bus scheme;

6) Contribution towards improvements to Syon Lane Station;

7) Undertake a feasibility Study in respect of the potential Brentford to Southall rail link.

7.124 In addition the following are relevant:

1) New signals implemented at Harlequin Avenue

2) Network Rail undertaking train lengthening along the Hounslow Loop, adding two carriages to each of the four services per hour by the year 2014

3) Contributions secured from the P25 S106.

4) Contributions secured as part of the P45 – Meeting Centre’ S106

Issue 5: Environmental Impacts (Air Quality, Noise, Land quality, Flood risk, Wind, Ecology)

7.125 An Environmental Statement has been submitted to support the application.

7.126 The National Planning Policy Framework (NPPF) has been adopted. This includes policies for conserving and enhancing the natural environment and states that the planning system should contribute and enhance the natural and local environment by:

- protecting and enhancing valued landscapes, geological conservation interests and soils;

- recognising the wider benefits of ecosystem services;

- minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures;

- preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and

- remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land where appropriate.

Air Quality

7.127 The London Borough of Hounslow has been designated as an Air Quality Management Area (AQMA) and this covers the Brentford Area which suffers from poor air quality. The designation of the AQMA does not in itself prevent development; however consideration needs to be given to reducing the air quality implications of traffic and providing sustainable means of transport to the site.

7.128 The London Plan Policy 7.14 (Improving Air Quality) states that development proposals should minimise increased exposure to existing poor air quality and make provision to address local problems of air quality such as design solutions, buffer zones or steps to promote greater use of sustainable transport modes through travel plans. Sustainable design and construction should be promoted to reduce emissions from demolition and construction of buildings following the best practice guidance, and development proposals should be at least air quality neutral and not lead to further deterioration of existing poor air quality designated as Air Quality Management Areas (AQMAs). Proposals should ensure that where provision needs to be made to reduce emissions from a development, this is usually made on-site, and where this is inappropriate or impractical, planning obligations or planning conditions should be used to put in place measures having equivalent air quality benefits.

7.129 The proposal may result in air quality implications from traffic to the site, during construction works and from the operation of the energy centre.

7.130 Effects of traffic generated by the proposed development have been assessed. Negligible impacts are expected in relation to local air quality from operational traffic. The proposal would not result in any new public exposure. The significance of impacts on air quality is judged to be minor. It is noted that a comprehensive travel plan, including a cycling and car park strategy would be adopted for the site, with modal share targets that need to be met.

7.131 Consideration has been given to the energy centre, which is expected to utilise natural gas boilers to supplement the neighbouring CCHP. The modeling has been based on full time use of the energy centre, however in reality this would only be used 25% of the time. The assessment concludes that the impact on local air quality for the operation of the energy centre would be negligible.

7.132 Given the size of the site, there is potential for air quality impacts to arise from construction. The assessment identifies there would be a high risk without any mitigation. A Dust Management Plan will be developed for the site, with solid screens being erected around the site boundary, stockpiles being covered or seeded and appropriate water suppression methods used. A Construction Environmental Management Plan (CEMP) will be provided for each phase of development, which will detail the anticipated timetable of works with appropriate mitigation measures for each stage.

7.133 In order to achieve the negligible results above, the proposal is dependent on meeting the targets for on-site parking and mitigation measures, identified and controlled through the travel plan. The Travel Plan would be attached to the section 106 agreement and therefore would be enforceable for the lifetime of the development.

7.134 The Council’s Air Quality Officer has reviewed the application as have the GLA who comment that the development is air quality negligible and note the limited trip generation above existing levels that the development would result in. It is considered therefore that the application is acceptable in air quality terms subject to the mitigation package to be secured through conditions, such as significant tree planting and the use of renewable energy sources, and the s106 involving travel plan monitoring and contributions towards sustainable modes of travel.

Noise

7.135 This issue of exposure to noise is referred to under UDP Policy ENV-B.1.1 (New Development); new development and the uses being proposed should respect the local environment and community and should “ensure any noise is minimised at source and provides measures to protect local and neighbourhood amenity; ensure protection from any adverse impact of external noise.” In addition, the Council has a general policy on noise pollution, UDP Policy ENV-P.1.5 (Noise pollution), which states that the Council will not allow any development proposals that could result in unacceptable levels of noise nuisance to nearby existing or future occupiers. The stated reason for the policy is to protect the amenity of adjacent occupiers, the aim being to reduce as far as practicable noise from all sources.

7.136 The London Plan Policy 7.15 (Reducing Noise and Enhancing Soundscapes) states that development proposals should seeks to reduce noise by minimising the existing and potential adverse impacts of noise from or within the vicinity of development proposals, separating new noise sensitive development from major noise sources and promoting new technologies and improved practices to reduce noise at source.

7.137 A Noise Assessment has been provided as part of the Environmental Impact Assessment. This includes an assessment of noise from construction, noise from road traffic noise and plant noise from operation.

Construction Period

7.138 Detailed construction method statements would be required at each phase of development. However, at this stage it can be determined that the core working hours for demolition and construction would be 0800 – 1800 hours weekdays and 0800 – 1300 hours on Saturday. This would be secured by condition.

7.139 The noise assessment recognises that without mitigation there would be a significant impact on residential properties along Syon Lane and MacFarlane Lane and adjacent commercial properties.

7.140 Accordingly, a 3m high hoarding would be erected around the eastern southern, northern and western perimeter boundaries of each site. This would be made of suitable material to ensure effective noise screening.

7.141 In addition, the general principles of construction site noise control would be followed according to the guidance within BS5228: Part 1, 2009 ‘Code of Practice for noise and vibration control on construction and open sites’. Specific noise control practices would be agreed between the contractor and the local authority at each phase through a Construction Environmental Management Plan (CEMP) as part of the conditions of the proposal.

7.142 It is recognised that the period of construction would occur over a long time period due to the size of the site and the phasing of the development. However, it is considered that adherence to the hours of construction and demolition and the provision of a Construction Environmental Management Plan at each phase will ensure that the mitigation measures are satisfactory and will ensure that there would not be an adverse noise impact on the surrounding residents.

Operational Effects

7.143 The main effect during the operation of the proposed development would be from road traffic noise and plant noise. These have been assessed in detail in the noise assessment.

7.144 The application has confirmed that the proposed target levels for plant equipment would be 10dB below the existing background noise level at sensitive locations. This is in accordance with the recommendations made by the Council’s Environmental Health Department.

7.145 The proposed development would attract additional traffic via the surrounding road network. The increase would not be significant for roads with residential noise sensitive receptors. On Grant Way, an increase of 2.1dB is predicted; however this is not a residential road. On Harlequin Avenue there is expected to be an increase in traffic noise of 3.8dB. Harlequin Avenue is a commercial/industrial road and accordingly the increase is not considered to result in a significant effect.

7.146 The proposed development would provide a Central Logistics Facility in the north-eastern corner (Development Parcel E2). The nearest affected noise sensitive receptors would be the boats moored on the canal to the north of the site. The noise level would be just above the existing daytime background noise levels, and it is considered that the CLF would result n a significant adverse effect. In order to mitigate this, a 3m high solid acoustic barrier (with a mass per unit of surface area in excess of 7kg/msq) would be erected along the northern boundary of Parcel E2. This should reduce the noise emissions by 5dB to the sensitive receptors, which would reduce the noise levels to a not significant level.

7.147 Consideration has been given the proposed carparking locations and the resultant noise from activity within the carparks. As a result of distance and screening, the noise from carparking would be below the lowest daytime noise background level. The noise from the carparking would therefore not be significant. At night time the noise would be below the night-time criterion and therefore would not be significant.

Land Quality

7.148 The National Planning Policy Framework states that that where a site is affected by contamination, responsibility for securing a safe development rests with the developer and/or landowner. Local Planning Authorities should focus on whether the development itself it an acceptable use of the land, and the impact of the use, rather than the control of processes or emissions themselves where these are subject to control under pollution control regimes.

7.149 London Plan Policy 5.21 (Contaminated Land) states that appropriate measures should be taken to ensure that development on previously contaminated land does not activate or spread contamination.

7.150 A detailed ground investigation will be undertaken, including a hydro geological risk assessment. If contamination is found this would be treated and removed as necessary. This work can be dealt with by way of condition that would require the submission of details to the Local Planning Authority for approval. This would ensure that the proposed development would not result in an adverse impact as a result of contaminated land.

7.151 The Council’s Land Quality Team has reviewed the submission and are satisfied subject to safeguarding conditions.

Flood risk

7.152 Policy 5.12 (Flood Risk Management) of the London Plan states that development proposals must comply with the flood risk assessment and management requirements set out in the NPPF Technical Guidance over the lifetime of development. The site is not located within a flood zone.

7.153 The Environment Agency initially highlighted concerns with the application. However, the applicant subsequently met with the Environment Agency and additional information has been provided and agreed between the parties. Final confirmation will be provided by way of addendum.

Ecology and Biodiversity

7.154 The NPPF provides broad objectives for conserving and enhancing biodiversity at a national level. Planning decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of a high environmental value.

7.155 Policy 7.19 (Biodiversity and Access to Nature) of the London Plan states that development proposals should wherever possible make a positive contribution to the protection, enhancement, creation and management of biodiversity. Policy 7.21 (Trees and Woodlands) of the London Plan states that existing trees of value should be retained and any loss as a result of the development should be replaced. The planting of additional trees should be included in new developments.

7.156 The Environmental Assessment provided with the application assesses the potential impacts associated with the construction, land use and operation of the proposed development.

7.157 The site itself is not designated in regards to nature conservation value. Syon Park, a Site of Special Scientific Interest (SSSI) is located 1500m to the south-east, with Long Wood Local Natural Reserve (LNR) located 950m to the north-east and Blondin Nature Area, also a Local Nature Reserve (LNR) located 700m to the north (within the London Borough of Ealing).

7.158 There are a number of Sites of Importance for Nature Conservation (SINCs) within 2km of the site. The canal located 120m to the north of the site is identified as a Site of Metropolitan Importance (SMI), with Boston Manor Park identified as a Site of Borough Importance (SBI). Wyke Green Golf Course is also a Site of Borough Importance (SBI).

7.159 A green chain runs in parallel and adjacent to the northern boundary of the site. This chain links two important habitat areas of Syon Park (SSSI) and the Wyke Green Golf Course (SBI), which links to Osterley Park to the west (SBI).

7.160 A Field Survey was carried out to supplement a Desk Study. This concluded that the majority of the site has low or no potential for biodiversity. However, there are some areas of amenity grassland which have a mix of species that would provide a benefit for insects and bees. There are also a high number of trees and shrubs on the site. Shrub and tree planting of particular note exists on the southern edge of the site within the Tesco’s site, and a dense band of ornamental trees forms the northern boundary to the Harrod’s site.

7.161 The habitat survey concludes that it is unlikely that any statutorily designated site would be affected by the proposals given the distance from the site. The London Canals site is 120m north of the site, separated by a goods yard and a concrete crushing facility.

7.162 It is considered that the replacement planting, which will include green roofs, additional trees and grasslands throughout the development will mitigate the loss of the trees. The completed development would provide for a significant

increase in the vegetation planting over the site, with a large continuous area of planting on the western boundary adjoining the MOL land.

7.163 All vegetation clearance works would be undertaken outside of the bird breeding window from March to August inclusive. This would ensure that the proposal would have a negligible impact on breeding birds.

7.164 A Construction Environmental Management Plan (CEMP) would be required at each phase of the development. In addition, an Ecological Management Strategy would be produced which would detail plant types and the biodiversity enhancement features proposed. These could include log piles (particularly within the pond area), allotments, grasslands, orchard and green roof areas, insect hotels, urban bee hives and bat and bird boxes.

7.165 Accordingly, it is considered that subject to the conditions proposed for the submission of further details, the proposed mitigation measures would be acceptable to ensure that the proposal would enhance ecology and the biodiversity value of the site and the surroundings.

Wind

7.166 Policy 7.6 (Architecture) of the London Plan states that buildings and structures should be of the highest architectural quality and should not cause harm to the amenity of surrounding land and buildings, particularly for residential buildings, in relation to privacy, overshadowing, window and microclimate.

7.167 Within the Environmental Statement consideration has been given to wind. The windiest areas around the completed development would be the western corners of Building 02 and development C and H.

7.168 As a result of the development, an area of the neighbouring sports fields will experience a slight increase in wind for a distance of 10-20m from the edge of the buildings where these fields are not protected by vegetation. The proposed development includes a significant planting strip down the entire western edge of the development. It is considered that this would be sufficient to mitigate the proposed impacts.

Issue 6: Sustainability

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

7.170 Sustainability underpins many of the UDP policies and the London Plan. These require developments not only to be sustainable in transport terms; but also to include energy efficiency measures and measures to promote the use of renewable energy; and not to significantly increase the requirement for water supply or surface water drainage. The Planning Brief

for the site notes that all new buildings should be designed in such a way to achieve the highest levels of energy efficiency in terms of design and layout and the use of materials from sustainable sources.

7.171 As a comprehensive new development, 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.

7.172 The proposal constitutes the redevelopment of a previously developed site in accordance with sustainable development principles.

7.173 London Plan Policy 5.2 (Minimising carbon dioxide emissions) states that development proposals should make the fullest contribution to minimising carbon dioxide emissions in accordance with the following energy hierarchy:

• Be lean: use less energy

• Be clean: supply energy efficiently

• Be green: use renewable energy

7.174 It goes on to note that major development proposals should include a detailed energy assessment to demonstrate how the targets for carbon dioxide emissions reduction outlined above are to be met within the framework of the energy hierarchy.

7.175 Policy 5.6 (Decentralised Energy in Development Proposals) states that development proposals should looks at connecting to existing heating or cooling networks.

7.176 Policy 5.11 (Green Roofs and Development Site Environs) states that major development proposals should be designed to include roof, wall and site planting, especially when green roofs and walls where feasible, to aid in adaption to climate change, sustainable urban drainage, mitigation of climate change, enhancement of biodiversity, accessible roof space, improvements to appearance and growing food.

Building 02 (P50 application)

7.177 An energy assessment has been completed for the proposal building, which has identified energy reduction measures as well as renewable energy options for the proposal. The review concluded that the biomass CCHP heating network should be extended to serve the entire site, as well as extending the cooling network to serve the northern most buildings. An area of approximately 3,750sq.m of photovoltaic panels would be provided on the roof of Building 02.

7.178 The existing CCHP capability can be extended by the inclusion of the new Energy Centre proposed within the boundary of the P50 application. This will enable the biomass plant to meet the entire campus heat load on completion.

7.179 The proposed building would attain an ‘Excellent’ BREEAM rating. An initial BREEAM report has been submitted with the detailed planning application.

7.180 Accordingly, Building 02 would through the implementation of energy reduction measures, use of nearby district energy networks and incorporation of renewable energy technology, overall would reduce its regulated carbon emissions by an additional 40% beyond Part L 2010 baseline regulated rate. Notwithstanding this, further information has been requested specifically in regards to energy efficiency measures within the building, to ensure that all stipulations of Building Regulations are met.

7.181 The site is almost entirely impermeable as existing. The proposed run-off rates would be less than 50% of the existing peak discharge rate. The attenuation pond will provide 800m³ of storage, and will hold runoff from Building 02. There will also be three rainwater harvesting tanks providing a total storage volume of 192m³.

Outline Planning Application (P51 application)

7.182 An Outline Energy Statement and Sustainability Statement have been provided. There is an existing Biomass CCHP plant that is located outside of the boundary of the application, however is in close proximity to the subject site and will form part of the wider campus on completion.

7.183 The Energy Centre (P50 application) will provide additional capability to the existing CCHP plant, and will enable the biomass CCHP capacity to be extended to serve the heating needs of the entire campus on completion, and the cooling needs of the buildings in the north of the campus. An overall site wide district heating plan has been provided.

7.184 Each building would attain an ‘Excellent’ BREEAM rating. Within the development, 15% of the building roof area will be reserved for the installation of PV panels.

7.185 Developments Parcels G and H have been identified as potentially having a green or brown sedum roof, in addition to photovoltaics.

7.186 It has been concluded within the application that the combination of passive design measures, active design measures, the CCHP network and additional renewables could potentially reduce carbon dioxide emissions by 40% on regulated energy levels compared to the baseline. This complies with the London Plan requirements beyond 2013. Notwithstanding this, further information has been requested specifically in regards to energy efficiency measures within the building, to ensure that all stipulations of Building Regulations are met.

7.187 The strategy proposed would ensure that the scheme would meet the sustainability targets set in the London Plan. The safeguarding conditions would ensure that detailed energy statements are provided with each reserved matters application, thereby ensuring that the best possible carbon reduction is gained.

7.188 Surface water run-off will be collected and stored in two water retention ponds located to the north of Building 02. A Sustainable Urban Drainage System (SUDS) will be employed on the site, including rainwater harvesting, roof attenuation, infiltration, permeable surfacing, detention basins, attenuation ponds and oversized pipes. Drainage and SUDS would be reviewed at each reserved matters stage, in incorporate additional infiltration and storage within each Development Parcel. The proposed network layout would result in a reduction of 56% in peak runoff fro a 1 in 100 year storm event.

Issue 7: Planning obligations

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

(a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development.

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

7.190 It is noted that previous P25 application was subject to a section 106 agreement, and a number of these contributions have been paid. Consideration needs to be given to contributions that have already been made and utilised and any other contribution that may be required.

7.191 It should also be noted that the proposed development is subject to the Mayor’s Community Infrastructure Levy (CIL). A CIL payment of £1,440,250 is payable on the detailed planning application for Building 02 and the energy centre (GIA of 41,150sq.m). On the Outline Planning Application a CIL payment of up to £3,663,450 would be required (maximum GIA of 104,670sq.m).

7.192 Subsequently the proposed heads of terms would be as follows:

Obligation Contribution sought Comment

ENVIRONMENTAL

Public realm £481,695 (Includes £188,872 paid as part of P25)

Contribution to include street trees, planting and improving links to Brentford

Energy Maintain/operate CCHP/obligation

to extend network to wider area

ECONOMIC DEVELOPMENT

Construction Training £1,875,000 (Includes £102,093 paid as part of P25 )

This contribution would be held by the developer to spend in accordance with a Training Scheme programme which would have to be entered into with the Council.

Training and employment Initiatives

£1,141,875 (Includes 115,212 paid as part of P25)

This contribution to be spent as part of projects agreed by a steering group which would be required to be set up and include LBH officers and the applicant. Project spending to be in tranches linked to phasing or years If agreement cannot be made by steering group as to where money should be spent or if a steering group is not set up money to be paid to council in tranches.

TRANSPORT

Bus infrastructure/service

£575,818 (Includes £340,818 as part of the P25)

Towards possible links from site to the north and links to Brentford

Traffic management (CPZ)

£180,000

Consultation and implementation of a CPZ if required

Grant Way/Syon Lane Section 278 Works to either signalise junction or introduce a round-about

Syon Lane Station

£1,051,047 (Includes £51,047 paid as part of P25 scheme)

Works to improve accessibility/pedestrian flows

Brentford/Southall rail Link

£50,000

Towards undertaking a feasibility study looking at the potential acceptability for this transport connection to be brought forward

Cycle superhighway

£100,000 Links to cycle superhighway

Travel Plan

- including shuttle bus use - potential tying in later

phases to modal shift performance

- Parking beats - remedial measures if

targets are not achieved

Car Park Management Plan

To be provided

Considerate Contractor

To be signed up to

Total Contribution sought

£5,455,435

7.193 All payments would be index linked and the phasing of the payments and the construction programme subject to detailed negotiation (as it would be necessary to ensure delivery of the scheme as a whole and the full range of benefits).

7.194 In addition the following contributions have been secured as part of the P45 Meeting Centre Application:

Gillette Corner Junction

£130,000 Feasibility study/capped contribution to

works

Syon Lane Improvements

-

£77,837

(includes £40,837 paid as part of P25 scheme)

7.195 Overall it is considered that the s106 obligations agreed mitigate the impact of the development.

8.0 EQUALITES DUTIES IMPLICATIONS

8.1 The Council has to give due regard to its Equalities Duties and in particular with respect to its duties arising pursuant to the Equality Act 2010, section 149. Following a relevance test, it is considered that there will be no specific implications with regard 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.

9.0 LOCAL FINANCE INITIATIVES

Community Infrastructure Levy

9.1 Some new developments granted planning permission on or after 1st April 2012 will be liable to pay Community Infrastructure Levy (CIL) to the Mayor of London with respect to the funding of Crossrail. This is at the rate of £35 per m2 of new floor space.

9.2 This proposal is liable to pay a total of £5,103,700 towards the Community Infrastructure Levy on commencement of development. This is for both applications.

10.0 CONCLUSION

9.1 With appropriate safeguarding conditions, having had full regard to the relevant information (including environmental information), the proposed redevelopment of the site for a media and broadcasting campus is considered acceptable and compatible with policy, in light of redevelopment offering the benefits of regenerating the site both in terms of unlocking the site’s potential, developing the economic position of the site, improving the appearance and character of the site and enhancing the site’s sustainability, whilst not harming neighbours’ living conditions or the character and apperance of the surorounding area and histroic assets. The proposal therefore complies with policy including the National Planning Policy Framework, London Plan Policies 4.1 (Developing London’s Economy), 4.4 (Managing Industrial Land and Premises), 4.10 (New and emerging economic sectros), 5.2 (Minimising carbon dioxide emissions), 6.9 (Cycling), 7.6 (Architecture), 7.5 (Public Realm), 7.2 (An inclusive environment), 8.2 (Planning obligations), Unitary Development Polices ENV-B.1.1 (New Development), ENV-P.1.5 (Noise pollution), T.1.2 (The movement implications of development), T.1.4 (Car and cycle parking and servicing facilities for developments, T.2.1 (Pedestrian access) as well as the Employment Development Plan Document and the Brentford Area Action Plan.

11.0 RECOMMENDATION FOR 00558/A/P50

Approval

1. That planning permission be granted subject to the following conditions 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 or other appropriate legislation, the exact

terms of which shall be negotiated by appropriate officers within the Department of Regeneration, Economic Development and Environment on the advice of the Assistant Director Corporate Governance.

2. The satisfactory legal agreement or unilateral undertaking outlined

above shall be completed and planning permission issued by 15/10/2013 or such extended period as may be agreed in writing by appropriate officers within the Department of Regeneration, Economic Development and Environment or within Legal Services.

3. If the legal agreement or unilateral undertaking is not completed by

the date specified above (or any agreed extended period), then the Assistant Director – Community Safety, Regulatory and Development Services or Head of Development Management is hereby authorised to refuse planning permission for the reason that the proposal should include planning 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 7.188 of this Report.

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 Assistant Director – Community Safety, Regulatory & Development Services 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.

5. If planning permission is refused, the Assistant Director Community Safety, Regulatory and Development Services 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.

Detailed Plans

491-3-P-00_010

491-3-P-00_021 491-3-P-00_040 491-3-P-00_041 491-3-P-00_050 491-3-P-00_057 491-3-P-00_058 491-3-P-00_060 491-3-P-00_061 491-3-P-00_062 491-3-P-00_064 491-3-P-00_065 491-3-P-00_100 491-3-P-00_101 491-3-P-00_102 491-3-P-00_103 491-3-P-00_200 491-3-P-00_201 491-3-P-00_202 491-3-P-00_203 491-3-P-00_300 491-3-P-00_301 491-3-P-00_302 491-3-P-00_303 491-3-P-00_304 491-3-P-77_100 491-3-P-77_200 491-3-P-77_300 Received 16 July 2013 Application Form, Design and Access Statement (Phase 2), BREEAM report, Energy Statement, Sustainability Strategy, Transport Assessment, Travel Plan, Cycling Strategy, Shuttle Bus Strategy, Technical Notes, Planning Statement, Statement of Community Involvement, Green Infrastructure Strategy and Aboricultural Report, Environmental Statement Volume 1, Environmental Statement Volume 2, Environmental Statement Volume 3, Environment Statement Volume 4, Environmental Statement Volume 5, Environmental Statement 6, Received 16 July 2013 Amended Drainage Strategy (Rev A), Received 16 September 2013 Addendum Energy Strategy, Site Wide District Heating Plan, Received 20 September 2013 00558/A/P50 - Draft Safeguarding Conditions

Time Limit for Commencement

Detailed plans

Pre-Commencement

Construction Environmental Management Plan

Hours of construction

Contamination

EA (tbc)

EA (tbc)

Sustainable Urban Drainage

Bird Hazard Management

Prior to superstructure

Details of Materials

Prior to occupation

Ecological Management Plan

Hard and soft landscaping

Boundary treatment

Landscape Maintenance

Protection of trees to be retained

External Lighting

Details to be submitted re cycle parking

General

Sustainable construction

BREEAM

Energy- carbon reduction

Plant – no additional

No Horizontal division

EIA – Mitigation in accordance with ES

Informatives:

1. CIL 2. Granted pre-app (amendments)

12.0 RECOMMENDATION FOR 00558/A/P51

Approval 1. That planning permission be granted subject to the following

conditions 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 or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Department of Regeneration, Economic Development and Environment on the advice of the Assistant Director Corporate Governance.

2. The satisfactory legal agreement or unilateral undertaking outlined

above shall be completed and planning permission issued by 15/10/2013 or such extended period as may be agreed in writing by appropriate officers within the Department of Regeneration, Economic Development and Environment or within Legal Services.

3. If the legal agreement or unilateral undertaking is not completed by

the date specified above (or any agreed extended period), then the Assistant Director – Community Safety, Regulatory and Development Services or Head of Development Management is hereby authorised to refuse planning permission for the reason that the proposal should include planning 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 7.188 of this Report.

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 Assistant Director – Community Safety, Regulatory & Development Services 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.

5. If planning permission is refused, the Assistant Director Community Safety, Regulatory and Development Services 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.

Detailed Plans

For Approval: 477-3-P-1001 477-3-P-1020 477-3-P-1030 477-3-P-1031 477-3-P-1032 477-3-P-1041 477-3-P-1042 477-3-P-1053 477-3-P-1055 477-3-P-1056 477-3-P-1057 477-3-P-1058 477-3-P-1060 477-3-P-1070 477-3-P-1080 Application Form, Design and Access Statement (Outline), Energy Statement, Sustainability Strategy, Transport Assessment, Travel Plan, Cycling Strategy, Shuttle Bus Strategy, Technical Notes, Planning Statement, Statement of Community Involvement, Green Infrastructure Strategy and Aboricultural Report, Environmental Statement Volume 1, Environmental Statement Volume 2, Environmental Statement Volume 3, Environment Statement Volume 4, Environmental Statement Volume 5, Environmental Statement 6, Received 16 July 2013 Amended Design Code, Received 20 September 2013 Amended Drainage Strategy (Rev A), Received 16 September 2013 Addendum Energy Strategy, Site Wide District Heating Plan, Received 20 September 2013 Illustrative: 477-3-P-1035 477-3-P-1061 477-3-P-1062 477-3-P-1063 477-3-P-1064 477-3-P-1200 477-3-P-1201

Draft Safeguarding Conditions 00505/P/P51

1 Time Limit

2 Detailed Plans.

3 Phasing

4 Hours of Construction

5 Maximum Floorspace overall

6 Minimum Floorspace overall

7 Min/max Floorspace per phase

8 No additional Floorspace – internal division

9 Maximum parking provision

10 Disabled Parking Provision

11 Car and cycle parking per phase

12 Building Heights

13 Building footprints

RESERVED MATTERS

14 Compliance with outline application

15 Approval of Reserved Matters – layout, scale, access, landscaping and appearance

16 Details required for each phase – Required information

17 EIA – Mitigation in accordance with ES

Details required for each phase

18 Contamination

19 Archaeological

20 CEMP

21 CLP

22 Details of materials

23 Sustainable construction

24 SUDS

25 Water impact assessment

26 Renewable energy

27 Green Roofs

28 PVS

29 BREEAM

30 Hard and soft landscaping

31 Landscape management

32 Boundary treatment

33 Replacement Tree

34 Waste and recycling

35 Bird hazard management

36 Accessibility

37 Car and cycle parking

38 Electric charging points

39 Plant and equipment

40 Exterior lighting

41 Ecological Management Plan

42 Wind management strategy

Informatives:

1. CIL

2. Granted pre-app (amendments)

Background Papers:

The contents of planning file ref.00558/A/P50 and P51 save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2.