486 Bath Road Final - London Borough of Hounslow

LONDON BOROUGH OF HOUNSLOW

PLANNING COMMITTEE 05 March 2020

Planning Officer: Adam Mitchell

References: P/2019/3416 00083/486/P15

Address: 486 Bath Road, Hounslow TW5 9UP

Ward: Cranford

Proposal: Demolition of the existing building and redevelopment

of the site to provide 21 residential units (C3) within a

part three, part four and part set-back six storey

building with associated amenity space, landscaping,

basement carparking and all associated works.

Drawing Numbers: See end of report

Application Received: 18 September 2019

This application is being taken to Planning Committee as a Major

application which requires a S38, S278 and S106 Legal Agreement

1.0 SUMMARY

1.1 The proposal seeks planning permission for the demolition of the existing

buildings and redevelopment of the site known as 486 Bath Road, Hounslow

to provide 21 homes (Use Class C3) within a part three, part four and part set

back six storey building with associated car parking, amenity space and

landscaping.

1.2 The development proposes that 38% of the homes are affordable, based on

62% being London Affordable Rent and 38% being Shared Ownership.

1.3 The application was notified to 140 neighbours and attracted four unique

submissions and one petition with 50 signatories.

1.4 The proposal represents a high-quality architectural response for the

redevelopment of a small site within a sustainable location. The design of the

development would not harm neighbours living conditions and would

positively contribute to the character of the area.

1.5 The 21 new homes would provide a high-quality standard of accommodation

for occupants.

The application is recommended for approval, subject to

conditions and a legal agreement.


2.0 SITE DESCRIPTION

2.1 The subject property is known as 486 Bath Road and is located on the south-western corner of the Bath Road (A4) (north) and Travellers Way (east) junction. The site has a Public Transport Accessibility Rating (PTAL) of 3 (Moderate) and is located close to numerous bus routes.

2.2 The site has a 15.7m frontage to Bath Road and a maximum depth of 66.3m, measured along the western boundary. Overall the site has an area of approximately 878m2 and is topographically flat.

2.3 Presently the site accommodates a two storey detached dwellinghouse of masonry construction with a tiled roof, accommodating hardstand carparking to the Bath Road frontage , an 11m deep outbuilding behind the house and parallel to the eastern boundary and a landscaped garden.

2.4 To the west of the site is a U-shaped residential flat development reaching four storeys in height of brick masonry and with a tiled gable-ended roof. A row of mature Leyland Cyprus trees reaching 12-14m in height runs along the eastern boundary of this land, neighbouring the western boundary of the subject site.

2.5 To the east of the site is a 2m wide footpath, Travellers Way, and then a three storey residential terrace building with hardstand carparking fronting Travellers Way. A similar form of development exists to the south, and through the wider Travellers Way area.

2.6 To the north of the site is the Rectory Farm site which is designated Green Belt and benefits from planning permission for extensive redevelopment works.

2.7 The footprint of the subject site area is shown on the diagram below, outlined in red.


3.0 PLANNING HISTORY

00083/486/P7 Erection of 2 x 3 storey 3 bedroom dwellinghouses to rear garden of 486 Bath Road with integral garages.

Granted 17 October 2002

00083/486/P8 Demolition of existing house and erection of 2 No. 4 storey blocks with basement car parking, providing 14 residential units (12 two bedroom, 1 one bedroom and 1 three bedroom

Refused 19 June 2008

00083/486/P9 Demolition of existing house and erection of 2 No. 4 storey blocks with basement car parking providing 14 residential units (12 two bedroom, 1 one bedroom and 1 three bedroom).

Refused 19 June 2008

00083/486/P10 Demolition of an existing dwelling and the erection of 7x2 bedroom flats and 2 x 4 bedroom townhouses.

Withdrawn 18 April 2011

00083/486/P11 Erection of 7 two bedroom flats and 2 four bedroom townhouses following the demolition of the existing property at the site.

Refused 12 November 2012


00083/486/P12 Demolition of existing dwelling and erection of a four storey building to incorporate seven number two bedroom flats with eight ground floor car parking spaces and erection of a four storey building to incorporate two number four bedroom townhouses with two ground floor garages and car parking spaces.

Refused 04 April 2013

00083/486/P13 Demolition of existing buildings and erection of 7 x 2 bedroom flats and 1 x 3 bedroom and 1 x 4 bedroom townhouses.

Refused 13 September 2013

Reasons for refusal:

1) The proposal would result in an overdevelopment of the site creating a cramped and crowded appearance. The proposal is therefore contrary to adopted Unitary Development Plan policies ENV-B.1.1 (New Development), and H.4.1 (Housing Standards and Guidelines), and Supplementary Planning Guidance (1997).

2) The proposal would be an unacceptable design by reason of its scale and bulk that would be out of character with the surrounding area and harmful to the streetscene. The proposal is therefore contrary to adopted Unitary Development Plan policies ENV-B.1.1 (New Development), and H.4.1 (Housing Standards and Guidelines), and Supplementary Planning Guidance (1997).

3) The proposal would have an unacceptable impact on highway safety and efficiency by reason of an inadequate car parking space. This is contrary to UDP policies ENV-B.1.1 (New development), 4.3 (Traffic implications of new development) and T.4.4 (Road safety).

4) The proposed development would not provide sufficient amenity space, creating substandard accommodation for future residents. This is contrary to UDP policies ENV-B.1.1 (New development) and Supplementary Planning Guidance.

Dismissed at appeal 28 March 2014

00083/486/P14 Erection of a four storey block comprising 7 x two bedroom flats and 1 x three bedroom and 1 x two bedroom townhouse.

Approved 15 December 2014

00083/486/PRE1 Preapplication meeting held on 13 March 2019 for the redevelopment of the site for 22 flats in a building reaching a maximum height of six storeys.


4.0 PROPOSAL

4.1 Permission is sought for the demolition of all existing buildings on site,

excavation works and the construction of a residential building.

4.2 The building proposed is broken down into three segments, herein known as

the ‘northern’, ‘central’ and ‘southern’ section. The northern section of the

development fronts Bath Road and is five storeys in height with a recessed

sixth floor reaching a height of 20.6m above ground level. This is the highest

part of the building.

4.3 The central section of the building is wedged between the northern and

southern section and reaches three storeys, with a rooftop communal area

atop.

4.4 The southern section reaches a height of four storeys and accommodates the

vehicular access point into the development.

4.5 The majority of the site is proposed to be excavated to accommodate 15 car

parking spaces, cycle store and plant rooms.

4.6 The development as a whole is to provide 21 units comprising four one

bedroom two person, one two bedroom three person, twelve two bedroom

four person and four three bedroom five person units. The building would be

brick clad, with a corduroy brick pattern at ground level and more

standardised brick for the remainder of the block. Landscaping is provided

around the perimeter of the building in both the public and private domain,

and atop of the central section of the building on the communal roof terrace

amenity area. The development would have a green-roof with a photovoltaic

array on the southern section.

4.7 Of these 21 new homes, three are proposed to be Shared Ownership and five

provided at London Affordable Rent.

4.8 The architects have provided the following montages of the development,

extracted from the submitted Design and Access Statement by Lyndon Goode

Architects.


5.0 CONSULTATIONS

5.1 140 neighbours were notified of the application by way of letter issued on 24

September 2019, as well as a site notice and a press notice. From this, four

unique objections were received, and one petition was received which has 50

signatories (note: some addresses on the petition may be duplicated for

different occupants).


5.2 The revised plans that were received on 10 January 2020 have been

published on the Council’s website; however they did not require formal re-

notification. Notwithstanding this, a revised site notice was placed on the site

so that passing pedestrians may note that revised plans have been received.

5.3 The issues raised in the petition and submissions received have relevantly

been grouped together into the follow categories and responded to

accordingly:

Objection Received Officer Response

Design This matter is discussed in the

Assessment section of this report.

In summary the design is found to

be satisfactory.

Insufficient amenity space This matter is discussed in the


In summary, despite the shortfall in

amenity space the development is

found to be satisfactory.

Noise, overshadowing and overlooking This matter is discussed in the


In summary the development is

found to have no unacceptable

impact on neighbours.

Highways, traffic and parking This matter is discussed in the


Traffic and car parking is found to

be acceptable.


Impact on existing trees The applicant has submitted a

detailed Tree Root Investigation,

Tree Impact Assessment and an

Arboricultural Survey in support of

the application.

Those reports detail that the

development is unlikely to have any

significant effect on surrounding

trees, provided that the

recommendations of that report are

adhered to. Therefore, those

recommendations are endorsed by

this report.

This matter is thereby resolved by

way of condition.

Impact on drainage and infrastructure This matter has been assessed by

the Local Lead Flood Authority who

finds that, subject to conditions as

recommended, the development will

be acceptable with regard to impact

on drainage and infrastructure.

Pending Decisions List

5.4 The application was placed on the Pending Decisions List - Week 03 of 2020

where Officers advised of referral to Planning Committee.

6.0 POLICY

Determining applications for full or outline planning permission

6.1 The determination must be made in accordance with the development plan unless material considerations indicate otherwise. Local finance considerations must also be assessed.

The National Planning Policy Framework

6.2 The National Planning Policy Framework (NPPF) was revised on 19 February 2019. The April 2014 National Planning Practice Guidance (NPPG) is an online guidance resource that supports the NPPF. Where pertinent, the NPPF and NPPG are material considerations that will be taken into account in decision-making.

The Development Plan

6.3 The Development Plan for the Borough comprises the Council's Local Plan (adopted by the Council on 15 September 2015), the West London Waste Plan and the London Plan Consolidated with Alterations since 2011.


6.4 The draft New London Plan has been through Examination in Public, but has not yet been adopted. The weight given to it remains a matter for the decision maker at this stage.

6.5 The Council are currently undertaking two Local Plan reviews; the West of Borough Local Plan review and the Great West Corridor Local Plan review.

6.6 The adopted Local Plan and emerging Local Plan Review documents can be viewed on the Planning Policy pages of the Hounslow website.

7.0 Adopted London Plan Policies

3.3 Increasing Housing Supply

3.4 Optimising Housing Potential

3.5 Quality and Design of Housing Developments

5.1 Climate Change Mitigation

5.2 Minimising Carbon Dioxide Emissions

5.3 Sustainable Design and Construction

5.12 Flood Risk Management

5.15 Water Use and Supplies

6.3 Assessing Effects of Development on Transport Capacity

6.9 Cycling

6.13 Parking

7.4 Local Character

7.6 Architecture

8.0 Draft London Plan Policies

GG2 Making the Best Use of Land

GG4 Delivering the Homes Londoners Need

D2 Delivering Good Design

D4 Housing Quality and Standards

D6 Optimising Housing Density

D13 Noise

H1 Increasing Housing Supply

H2 Small Sites

SI2 Minimising Greenhouse Gas Emissions

SI7 Reducing Waste and Supporting the Circular Economy

SI12 Flood Risk Management


T4 Assessing and Mitigating Transport Impacts

T5 Cycling

T6 Car Parking

9.0 Adopted Local Plan Policies

CC1 Context and Character

CC2 Urban Design and Architecture

SC1 Housing Growth

SC3 Meeting the need for a mix of housing size and type

SC4 Scale and Density of new housing development

SC5 Ensuring suitable internal and external space

EQ1 Energy and Carbon Reduction

EQ2 Sustainable Design and Construction

EQ3 Flood Risk and Surface Water Management

EQ4 Air Quality

EQ5 Noise

EQ7 Sustainable Waste Management

EC2 Developing a Sustainable Local Transport Network

IMP1 Sustainable Development

9.1 London Plan Housing SPG 2016

10.0 ASSESSMENT

10.1 The key planning issues to consider are:

The acceptability in principle

Design

Impact on neighbours

Quality of accommodation

Parking, services and access

Environmental consideration

Principle

10.2 The National Planning Policy Framework (NPPF) states that new applications should be considered in the context of the presumption in favour of sustainable development.


10.3 It goes on to state (Paragraph 117) that planning policies and decisions should encourage effective use of land in meeting the need for homes and other uses. Paragraph 118 (e) states that planning policies and decisions should give support opportunities to use the airspace above existing residential and commercial premises for new homes. In particular, they should allow upward extensions where the development would be consistent with the prevailing height and form of neighbouring properties and the overall street scene, is well-designed (including complying with any local design policies and standards) and can maintain safe access and egress for occupiers.

10.4 Paragraph 121 (a) states that Local Planning Authorities should take a positive approach to applications for alternative uses of land which is currently developed but not allocated for a specific purpose in plans, where this would help to meet identified development needs. In particular, they should support proposals to use retail and employment land in areas of high housing demand, provided this would not undermine key economic sectors or sites or the vitality and viability of town centres, and would be compatible with other policies in the framework.

10.5 Local Plan Policy SC1 (Housing Growth) states that the Council will seek to

maximise the supply of housing in the Borough to meet housing need in a

manner consistent with sustainable development principles and built at a rate

that will exceed the London Plan annualised completion targets to and

achieve at least 12,330 new homes between 2015 and 2030. The Council will

achieve this by supporting proposals for new development and conversions

on other sites, including small sites. It will do this in the context of a

presumption in favour of sustainable development, encouraging the effective

use of land by reusing previously developed land provided that it is not of high

environmental value or in a use otherwise protected in the Local Plan and

recognising that an important contribution to housing supply will come from

small infill sites. The policy requires the design of these to respond to and

reflect local context and character and to have regard to design standards of

the development plan and other supplementary planning documents.

10.6 Draft London Plan Policy H2 (Small Sites) envisions that Hounslow will

complete on average 680 new homes per year on small sites.

10.7 The proposal seeks to construct 21 new homes in the borough (a net increase

of 20) on a small site in a sustainable location. In providing new units of

residential accommodation the proposal would meet a key policy priority,

consequently the principle of a more intensive residential use of this site is

considered acceptable subject to the satisfying the assessment below.

Design and Architecture

10.8 The NPPF states that good quality design is an integral part of sustainable

development and that decision takers should always seek high quality design.

It states that achieving good design is about creating places, buildings or

spaces that work well for everyone, look good, will last well, and adapt to the

needs of future generations, with good design responding in a practical and


creative way to both the function and identity of a place, putting land, water,

drainage, energy, community, economic, infrastructure and other such

resources to the best possible use. The NPPF also says permission should be

refused for development of poor design that fails to take the opportunities

available for improving the character and quality of an area and the way it

functions. It is proper to seek to promote or reinforce local distinctiveness.

10.9 However it makes clear that planning permission should not be refused for

buildings and infrastructure that promote high levels of sustainability because

of concern about incompatibility with an existing townscape, if mitigated by

good design (unless the concern relates to a designated heritage asset and

the impact would cause material harm to the asset or its setting which is not

outweighed by the proposal’s economic, social and environmental benefits).

10.10 The degree to which new development reflects and responds to the character

and history of its surrounds is a key element of good design as defined within

the NPPF. This relationship should be considered throughout the design

process, and should inform the positioning, massing, height, and materiality of

development proposals. Developing a design solution that works with its

surrounding context should not prevent or discourage appropriate innovation.

10.11 London Plan Policy 7.4 (Local Character) sets out that buildings should

provide a high quality design response to the urban grain, street pattern,

natural features, human scale and the historic environment and is supported

by Policy 7.6 (Architecture) which seeks to promote high architectural and

design quality appropriate to its context.

10.12 Adopted Local Plan policy CC1 (Context and Character) states that

development proposals should have due regard to the Context and Character

Study and Policy CC2 (Urban Design and architecture) states that “We will

retain, promote and support high quality urban design and architecture to

create, attractive, distinctive, and liveable places”.

10.13 In consideration of the design and architecture of a building several factors

must be considered which cumulatively will reveal whether the design is

appropriate for the context of the site.

10.14 Firstly, it must be reasonably acknowledged and expected that any form of

development on this site will appear different to its neighbours given the

significant gap in their ages. Similarly, trying to design a building which

replicates its neighbours would appear incongruent with the original pattern of

buildings and generally at odds with the approach desired by the Local Plan.

10.15 Therefore, the assessment of a new building within a dense urban

environment must primarily pertain to two key factors;

(1) its scale and proportion commensurate to its surroundings; and

(2) its visual compatibility with the context of the land.


10.16 The building proposed is broken down into three distinct sections known as

the northern (right), central and southern (left) section.

10.17 The northern section is six storeys, central section three storeys with a roof

terrace, and southern section four storeys. The building provides a minimum

spatial separation from neighbouring buildings of 5m, as detailed on the below

diagram (5m to the west, 12.7m to the east and 11.5m to the south-east):

10.18 The northern and southern section will have a green roof; central section has

a communal roof terrace; and the southern section will house a photovoltaic

array on the roof (in addition to the green roof).

10.19 Assessment of proportion should relate to the size of neighbouring

developments, and to what can reasonably be expected to be developed on

the site, but should not simply seek to be ‘the same’ as existing buildings.

10.20 In addition to that assessment, Local Plan Policy CC3 (Tall Buildings)

supports tall of buildings of high qualities in certain locations which accord

with the principles of sustainable development. Part (e) of that policy seeks to


preserve the predominant two to three storey character in the borough, but

identifies that there is scope for four to six storey buildings along main streets

where opportunity exists for higher density development.

10.21 With this in mind, the development proposed is a taller, larger and denser

development than its neighbours. The northern section of the building projects

3.6m closer to Bath Road than its neighbour and is offset from that building by

5m. The northern section is 4.3m taller than the neighbouring building to the

fifth floor, and the inset sixth floor is 7m taller (equating to a total height of

20.54m).

10.22 The northern section of the building is the most visually prominent aspect of

the development both in terms of its scale and its visibility from the public

domain. This portion of the building would be readily visible when travelling

along Bath Road.

10.23 This portion of the building is articulated with deep winter gardens and window

reveals which breaks down the massing of the façade.

10.24 The central section is positioned between the larger northern and southern

blocks and is setback from the eastern and western edges of the site. This

section is generally of a lesser height than the neighbouring building and

appears visually subordinate to the larger northern and southern section.

10.25 The southern section of the building is of a height similar to the existing

neighbouring buildings and ‘bookends’ the development. This section follows

the curvature of the road and also includes deep balcony and window reveals.

10.26 The proposed design reflects a contemporary piece of residential architecture

in an area that is predominantly older residential flat buildings. These two

styles should not be juxtaposed.

10.27 In consideration of the above factors and taking into regard the context of the

site, the building proposed is found to be an acceptable design solution that

appropriately responds to the scale and proportion of neighbouring buildings

whilst introducing a contemporary style of architecture that contributes to the

temporal transition of architectural that will inevitably occur in future.

10.28 The documents submitted provide a general summary of the materials to be

used in the construction; however these details are to be secured by way of

condition to ensure they are of a high quality. Similarly, the details of both

hard and soft landscaping, including planting, shall be secured by way of

condition.

10.29 Therefore, it is considered that the proposed development is of an appropriate

design and character for the site.


Standard of Residential Accommodation

10.30 Local Plan Policy SC5 requires the internal space of new homes to comply

with the Nationally Described Space Standards (NDSS) internally and with

specified private and communal amenity areas.

10.31 An assessment of the development’s compliance against the NDSS follows:

Required GIA

(sqm)

Proposed GIA

(sqm)

Required private

amenity (sqm)

Proposed

private amenity

(sqm)

UNIT 1

(1b2p)

50 55 5 7 (balcony)

UNIT 2

(2b4p)

70 75 7 21 (garden)

UNIT 3

(1b2p)

50 60 5 23 (garden)

UNIT 4

(2b4p)

70 87 7 16 + 20 (garden)

UNIT 5

(2b3p)

61 71 6 16 (garden)

UNIT 6

(3b5p)

86 93 5 15 (balcony)

UNIT 7

(2b4p)

70 71 7 8 (balcony)

UNIT 8

(2b4p)

70 71 7 8 (balcony)

UNIT 9

(2b4p)

70 74 7 12 (balcony)

UNIT 10

(2b4p)

70 79 7 7 (balcony)

UNIT 11

(3b5p)

86 93 8 15 (balcony)


UNIT 12

(1b2p)

50 61 5 17 (balcony)

UNIT 13

(1b2p)

50 61 5 17 (balcony)

UNIT 14

(2b4p)

70 74 7 13 (balcony)

UNIT 15

(2b4p)

70 79 7 8 (balcony)

UNIT 16

(3b5p)

86 93 8 15 (balcony)

UNIT 17

(2b4p)

70 74 7 15 (balcony)

UNIT 18

(2b4p)

70 79 7 8 (balcony)

UNIT 19

(2b4p)

70 74 7 13 (balcony)

UNIT 20

(2b4p)

70 79 7 8 (balcony)

UNIT 21

(3b5p)

86 105 8 94 (balcony)

10.32 In this circumstance, the development achieves the minimum GIA in all

instances and in most of the new homes, far exceeds the requirement. In

addition to this, the homes are found to have a functional and ergonomic

layout.

10.33 In addition to the above, Policy SC5 requires communal external spaces to be

provided at between 25-30sqm for each flat, less a reduction for the area of

provide space provided for each flat. There should be a safe and convenient

pedestrian entrance from every dwelling to communal spaces, and they

should be well designed, landscape and maintained with a good level of

passive surveillance.

10.34 The development includes a rooftop communal garden atop of the central

section of the building, measuring 127sqm.


10.35 The development requires 545sqm of communal amenity space, less a

reduction of the private amenity space (545-376=169sqm amenity space

required). Therefore, the development has a 42sqm shortfall in communal

amenity space.

10.36 Notwithstanding this shortfall, most homes are provided with generously

proportioned private balconies or terraces that are readily accessible from

primary living areas. The shortfall in communal open space would not

considerably detract from the living conditions of occupants and would

contribute to providing an area of respite. Further, as the site is prone to

inevitable noise as discussed later in this report, the oversized units provide

appropriate internal areas for play and recreation which may otherwise not

have been utilised to their fullest outside.

10.37 Given the dense urban area of the site and the surrounding road network, the

proposed communal open space is considered to be the most appropriate

with regards to visual privacy and safety and security. All residents would

have access to the terrace via lift or stairwell. Level access can be provided to

the roof terrace to ensure all occupants have equal access to the amenity

area. On this particular site, it is neither feasible nor realistic to expect each

dwelling to have direct access onto the communal open space.

10.38 With consideration to all of the above factors, the standard of accommodation

proposed both internally and externally is considered to be acceptable.

Impact on Neighbours

10.39 The Local Plan seeks to ensure that developments have no unacceptable

impacts on the living conditions of neighbours. In the circumstance of this

application, impact must be assessed both for surrounding neighbours, and

for occupants of the existing buildings.

10.40 Policy SC4 (Scale and Density of new housing development) states that it will ensure the scale and density of new housing development balances the need to make efficient use of land and achieves high quality accessibility, whilst responding to and reflecting local context and character and protecting existing residents.

10.41 Local Plan Policy CC2 states that development proposals should provide adequate outlook, avoid being overbearing or causing overshadowing, and ensure enough sunlight and daylight to proposed and neighbouring dwellings.

10.42 In addition to the above, it must be reasonably expected by neighbours that

new developments will likely have a greater impact on the living conditions of

neighbours compared to the existing situation, and this is somewhat

inevitable. The assessment of impact upon neighbours should therefore be

broad in its consideration, rather than just comparing the existing and

proposed situation.


Access to sunlight and overshadowing

10.43 The primary assessment tool in considering access to sunlight and

overshadowing is the Building Research Establishment’s (BRE) ‘Site Layout

Planning for Daylight and Sunlight’. Notably, in its introduction it states:

"The guide is intended for building designers and their clients, consultants and

planning officials. The advice given here is not mandatory and this

document should not be seen as an instrument of planning policy. Its

aim is to help rather than constrain the designer. Although it gives

numerical guidelines, these should be interpreted flexibly because

natural lighting is only one of many factors in site layout design (see

Section 5). In special circumstances the developer or Planning Authority may

wish to use different target values. For example, in an historic city centre a

higher degree of obstruction may be unavoidable if new developments are to

match the height and proportions of existing buildings" [emphasis added]

10.44 The application is buttressed by a detailed Daylight and Sunlight Study which

documents that; overall, the development meets or surpasses the suggested

targets by the BRE, whilst also noting that several windows in neighbouring

dwellings would not achieve the suggested targets. Therefore, these outliers

from the guidance should be considered flexibly with regards to all other

factors.

10.45 The site is bound by roads to the north, east and south and its long edge to

the west borders a number of flats and a large communal garden area. The

neighbouring properties most susceptible to overshadowing from the

development are units 25, 27, 33 and 37 Travellers Way to the north-west.

10.46 The eastern elevation of the neighbouring flat block has a single window on

each of the four levels (identified as Windows 8 to 11 in the Daylight and

Sunlight Study). The study identifies each of these four windows as ‘non

habitable’. The remainder of the windows on the southern elevation are

considered to be habitable.

10.47 The building is designed with the tallest section to the north, parallel to the

neighbouring block. The central section of the building is three storeys (lesser

in height than the neighbouring four storey building) and is pushed to the

eastern edge of the site; and the southern section is four storeys and only

slightly higher than the neighbouring blocks.

10.48 The configuration of the neighbouring development combined with the site

layout of the development results in the building not causing any

unacceptable level of overshadowing to neighbours.

10.49 The neighbours to the north-west may receive a small degree of

overshadowing in the early morning, however this extent of overshadowing


would not be significantly greater than the shadows already cast (albeit

filtered) by the row of trees.

10.50 The spatial separation from the rest of the neighbours mitigates any

unacceptable level of overshadowing caused by and from the development.

10.51 Overall, the development primarily conforms with the BRE guidance and

where there are deviations from this, the particular merits of the site and

planning considerations finds the magnitude of overshadowing to be

acceptable.

Privacy and overlooking

10.52 The building is designed to have the primary aspects of apartments facing the

street. The apartments within the central section of the building are generally

orientated to the west, overlooking the garden area of the site and towards the

row of established trees.

10.53 No windows within the proposal are orientated within a fashion that would

directly look into neighbouring windows. Sightlines between windows may

exist, however this is inevitable within a dense urban area. Therefore, the

predominant overlooking that would occur would be from the western facing

windows and terraces of the central section apartments.

10.54 At present this view is heavily obscured by vegetation, and additional

vegetation is proposed to mitigate any potential overlooking. Notwithstanding

this, vegetation cannot be relied upon for privacy screen in perpetuity.

Thereby, in the event that all vegetation on the site and neighbouring sites

were to die or be removed; that extent of overlooking must be considered.

10.55 The units would overlook the large, lawned communal area between three of

the Travellers Way blocks. These blocks all overlook the communal lawn. The

degree of overlooking that would occur would therefore be no different to the

magnitude of overlooking already present.

10.56 For these reasons, the development is found to have no unacceptable degree

of overlooking and no unacceptable loss of privacy.

Mix of Units and Affordable Housing

Housing Mix

10.57 The development proposes four one bedroom two person units (19%); one

two bedroom three person units (5%); twelve two bedroom four person units

(57%); and four three bedroom five person units (19%).

10.58 The development proposed provides the following tenure split of apartments:


Tenure One bed Two bed Three bed

Market 1 11 1

Shared Ownership 1 2 0

London Affordable Rent 2 0 3

10.59 The proposed tenure mix of units is in accordance with Local Plan Policy SC3.

10.60 In addition, 10% of the units have been designed in accordance with Part

M4(3) of the Building Regulations (Wheelchair adaptable), and the remaining

units have been designed in accordance with Part M4(2) of the Building

Regulations.

Affordable Housing

10.61 London Plan policy 3.12 states that, in negotiating affordable housing in private schemes, Boroughs should seek the maximum reasonable amount of affordable housing. Local Plan policy SC2 sets a strategic target for 40% affordable housing in the borough. In addition, the policy seeks ‘the maximum reasonable amount of affordable housing’ in new developments providing ten or more homes. The expected tenure mix of affordable housing contributions is 60% London Affordable Rent and 40% Shared Ownership.

10.62 The applicant has proposed that 38% of the units (8 homes) will be provided

as affordable, of which 62% will be London Affordable Rent (five homes) and

38% being Shared Ownership units (three homes). Although the proposed

offer is below the 40% strategic target, the Council have secured an additional

3-bedroom home within the London Affordable Rented tenure. This will

provide much needed family accommodation for households on the Council’s

Housing List.

10.63 This affordable housing offer will be secured within a S106 agreement.

Transport and Waste Matters

10.64 Local Plan Policy EC2 states that proposals should comply with London Plan

standards for car parking and cycling. The level of car and cycle parking

provided by a development is, in part, influenced by the site location and it’s

Public Transport Accessibility Level (PTAL). PTALs are a theoretical measure

of the accessibility of a site to the public transport network, taking into account

walking time and service availability and frequency. This site has a PTAL

rating of 3, which indicates an ‘average’ level of accessibility.

10.65 The below assessment will consider the acceptability of the proposed vehicle


and cycle parking, as well as the provision of waste and recycling storage

provided by the development.

Vehicular parking

10.66 The parking survey undertaken shows that there are 31 unrestricted car

parking spaces along the roads near the site, and that on average there are

21 cars parked at night time, resulting in a space capacity for 10 cars.

10.67 The application seeks to remove the existing crossover onto Bath Road and

relocate it to the south from Travellers Way. From this crossover, residents

could access the basement car park comprising of 15 parking spaces,

equating to a parking ratio of 0.71 spaces per unit.

10.68 This ratio of car parking is acceptable in line with the Local Plan and the

London Plan. In addition to this, 40% of these spaces will have active electric

vehicle charging points, with a passive provision provided for all remaining

spaces. Two disabled spaces are provided, equating to 10% of the total

number of units. These details can be secured by way of condition.

10.69 Overall the provision of car parking is found to be acceptable and would not

result in any excessive car parking stresses, and the relocation of the

crossover from Bath Road to Travellers Way will afford much safer ingress

and egress for cars and a safer environment for pedestrians and other road

users.

10.70 Works to the public highway including a new access point and closure of the

existing access from Bath Road shall be secured via a S278 agreement.

Council will also seek from the applicant the widening of the footpath along

the eastern edge of the site under a S38 agreement, if agreeable. This is

addressed later in this report.

Cycle parking

10.71 The basement of the development also provides the cycle parking for the

development, in the form of 40 long-stay spaces and two short-stay spaces.

10.72 The spaces are located adjacent to a lift and are in a convenient location.

Conditions are included in the recommendation of this report which requires

cycle parking to be in accordance with WestTRANS cycled design guidance.

Waste and recycling storage

10.73 The development provides a bin store at ground level facing Travellers Way.

The store is designed in a manner that it is integral to the design of the

building, rather than being an afterthought or incongruous with the

architecture of the development. The provision of waste and recycling storage

has been reviewed and is found to be acceptable.


Energy and Sustainability

10.74 London Plan Policy 5.2 requires development proposals to be design in

accordance with the following energy hierarchy:

Be lean: use less energy

Be clean: supply energy efficiently

Be green: use renewable energy

10.75 In addition, London Plan Policy 5.3 requires development to demonstrate that

sustainable design standards are integral to the proposal. Furthermore,

London Plan Policy 5.15 requires development to minimise the use of mains

water by incorporating water saving measures and equipment, as well as

designing residential development to ensure mains water consumption is 105

litres or less, per person, per day.

Be Lean: use less energy

10.76 The fabric of the building incorporates improvements above and beyond basic

compliance with Part L 2013 to an enhanced specification in order to reduce

the residual carbon emissions. Overall the fabric improvements outlined in the

submitted Energy Statement reduce the energy demand commensurate to

normal occupation of a property.

Be Clean: supply energy efficiently

10.77 The GLA “Energy Planning” document provides guidance relating to the

required hierarchical approach that should be followed when selecting energy

systems. Ideally a development would be able to connect to an existing

district heating network, however in this circumstance the site is not near any

existing or planned district heating networks. The proposed alternative to a

connection to such a system is an ultra-low NOx communal boiler, which is to

be ‘future-proofed’ for a connection heat network at a later date.

Be Green: use renewable energy

10.78 The development will use an array of 74 photovoltaic panels, each with a

power of 0.275kWp which will take up the entire roof area of the southern

section of the building.

10.79 Following all of the above enhancements to the development and after the

energy hierarchy has been applied, domestic carbon emissions have been

reduced by 35.37% to 19.13 tonnes of CO2 per annum. The residual tonnage

of carbon per annum over a period of thirty years shall be offset by a payment

to Council’s Carbon Offset Fund at £95 per tonne per annum equating to a

figure of £54,520.50.


10.80 In addition to all of the above, conditions are included in the recommendation

of this report which require the development to achieve a BREEAM ‘Excellent’

rating; be constructed of sustainable materials; and to demonstrate that all

fittings in the development achieve an internal water use of 105L/person/day

or less.

Environmental Considerations

Air quality

10.81 The London Borough of Hounslow declared a borough-wide Air Quality

Management area in 2006 due to the exceedences of the air quality objective

for nitrogen dioxide. Policy EQ4 (Air Quality) of the Local Plan states the

Council will seek to reduce the potential air quality impacts of developments

and promote improved air quality conditions across the borough, in line with

the Air Quality Action Plan. This will be achieved by, in part, encouraging air

quality sensitive developments to be located in the most appropriate locations,

and requiring mitigation measures to minimise adverse impacts on end users.

The council will expect air quality assessments to be carried out where major

developments are proposed.

10.82 An Air Quality Neutral Assessment has been undertaken which shows that the

proposed development meets benchmarked standards for building emissions.

Transport emissions would impact on this benchmark, and therefore further

mitigation of offsetting is required and proposed, such as EV charging points.

10.83 Overall the level of air quality achieved in the development is satisfactory for

sensitive receivers and that the development will achieve air quality neutrality

for building emissions, and the proposed mitigation measures to off-set

excess emissions from transport are considered appropriate.

Flood risk / drainage

10.84 The application has been subjected to rigorous assessment by the Local Lead

Flood Authority (LLFA) which has resulted in numerous iterations of the Flood

Risk Assessment that would be endorsed by the recommendation of this

report, if the application is to be approved.

10.85 That assessment found that the probability of flooding on the site is low. All

feasible SuDs methods and surface water discharge destinations have been

assessed, and it has been determined that the most feasible solution is an

attenuation tank; permeable paving; blue / green roof system; and a flow

control chamber with the surface water destination being the sewer.

10.86 The maintenance of the drainage network on site and the SuDS features will

be by contractors appointed by the owners / occupiers of the new building.

10.87 Overall, the development is assessed as being of a low flood risk, subject to


conditions as recommended.

Acoustics

10.88 OUTSTANDING AT TIME OF WRITING

11.0 EQUALITIES DUTIES IMPLICATIONS

11.1 The public sector equality duty applies to all council decisions including planning decisions the duty is as follows:

11.2 A public authority must, in the exercise of its functions, have due regard to the need to—

(a) Eliminate discrimination, harassment, victimisation and any other

conduct that is prohibited by or under this Act;

(b) Advance equality of opportunity between persons who share a relevant

protected characteristic and persons who do not share it;

(c) Foster good relations between persons who share a relevant protected

characteristic and persons who do not share it.

(2) A person who is not a public authority but who exercises public functions

must, in the exercise of those functions, have due regard to the matters

mentioned in subsection (1).

(3) Having due regard to the need to advance equality of opportunity between

persons who share a relevant protected characteristic and persons who do

not share it involves having due regard, in particular, to the need to—

(a) Remove or minimise disadvantages suffered by persons who share a

relevant protected characteristic that are connected to that characteristic;

(b) Take steps to meet the needs of persons who share a relevant

protected characteristic that are different from the needs of persons who

do not share it;

(c) Encourage persons who share a relevant protected characteristic to

participate in public life or in any other activity in which participation by

such persons is disproportionately low.

(4) The steps involved in meeting the needs of disabled persons that are

different from the needs of persons who are not disabled include, in particular,

steps to take account of disabled persons' disabilities.

(5) Having due regard to the need to foster good relations between persons

who share a relevant protected characteristic and persons who do not share it

involves having due regard, in particular, to the need to—


(a) Tackle prejudice, and

(b) Promote understanding.

(6) Compliance with the duties in this section may involve treating some

persons more favourably than others; but that is not to be taken as permitting

conduct that would otherwise be prohibited by or under this Act.

(7) The relevant protected characteristics are—

Age;

Disability;

Gender reassignment;

Pregnancy and maternity;

Race;

Religion or belief;

Sex;

Marriage and Civil Partnership:

Sexual Orientation.

11.3 Due regard needs to be demonstrated in the decision making process and requires an analysis of the material with the specific statutory considerations in mind. It does not follow that the considerations raised will be decisive in a particular case the weight given to them will be for the decision maker. The equalities duty is not a duty to achieve a particular result. Some equalities considerations are covered under other legislation such as building control matters.

11.4 Officers have in considering this application and preparing this report had regard to the public sector equality duty and have concluded that due regard has been given to the Council’s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties.

12.0 PLANNING OBLIGATIONS

12.1 Local Plan Policy IMP3 seeks to ensure that development proposals fully

mitigate the impacts of the development on the area through a Section 106

agreement, where necessary or appropriate, having regard to supplementary

planning document and provide the Community Infrastructure Levy (CIL)

payments required by any charging schedule, including the Mayor of London’s

CIL. A payment or other benefit offered in a Section 106 or other legal

agreement is not material to a decision to grant planning permission and


cannot be required, unless it complies with the provisions of the Community

Infrastructure Levy Regulations 2010 (regulation 122), which provide that the

planning obligation must be:

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

12.2 The Section 106 or other legal agreement will not address all the impacts since some of these will be addressed by CIL, in order to satisfy the Regulation 122 tests above.

12.3 The NPPG provides guidance on use of planning obligations, which

may impose a restriction or requirement, or provide for payment to make acceptable development proposals that might otherwise not be acceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (adopted March 2008) contains guidance on imposition of planning obligations in compliance with such guidance. These obligations may offset shortfalls in the scheme or mitigate a development’s impacts.

12.4 It is mandatory that each criterion be satisfactorily addressed prior to granting planning permission subject to a satisfactory legal agreement(s) or unilateral undertaking under Section 106 of the Town and Country Planning Act 1990.

12.5 The following draft Heads of Terms are likely to form the basis of the any legal agreement, all of which are considered to satisfy the three Regulation 122 tests referred to above:

o Affordable housing o Construction Phase training – provide or pay (£35,750) o Travel Plan o Considerate Contractor Schemes o S278 Highway improvement works (see Parking, access and servicing

section) o Control Parking Zone contribution- £30,000 o Carbon Offset Payment - £54,520.50 o Construction Training Monitoring - £3,000 o Travel Plan Monitoring - £2,208 o Planning Services fee - £1,919

13.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY

INFRASTRUCTURE LEVY

13.1 Section 70(2) of the Town and Country Planning Act 1990 (as amended)

provides that a local planning authority must have regard to a local finance

consideration as far as it is material. A local finance consideration means:

a) a grant or other financial assistance that has been, or will or could

be, provided to a relevant authority by a Minister of the Crown; or

http://www.legislation.gov.uk/ukpga/2011/20/section/143/enacted


b) sums that a relevant authority has received, or will or could receive,

in payment of Community Infrastructure Levy (CIL).

13.2 The weight to be attached to a local finance consideration remains a matter

for the decision maker. The Mayor of London's CIL and Hounslow CIL are

therefore material considerations.

13.3 Most new development which creates net additional floor space of 100 square

metres or more, or creates a new dwelling, is potentially liable to pay the CIL

to Hounslow and the Mayor of London.

Floor space

(sqm)

Existing

lawful floor

space

Demolished

floor space CIL liable floor space

245 245 (3,377 – 245) = 3,132

13.4 This proposal would be liable to pay the CIL which is index linked at an

estimated rate of £219,240 for Hounslow and £187,920 for the Mayor of

London.

14.0 CONCLUSION

14.1 The development would create 21 new dwellings towards the borough’s

housing target in a well-design building, providing eight new affordable homes

(three Shared Ownership and five London Affordable Rent) and various

sustainable features.

14.2 Therefore the proposal is recommended for approval subject to conditions

and a legal agreement.

15.0 RECOMMENDATION:

15.1 That planning permission be granted subject to the following conditions (subject to any minor variation of condition wording) and securing the abovementioned planning obligations by the prior completion of a satisfactory legal agreement or unilateral undertaking made under Section 106 of the Town and Country Planning Act 1990 and of highways agreements under Sections 38 and 278 of the Highways Act 1980 (at the appropriate time) and or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Housing, Planning and Communities Department on the advice of the Assistant Director Corporate Governance.

15.2 The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 9th July 2020 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.

15.3 If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Chief Planning Officer or Head of Development Management is hereby authorised to refuse planning permission for the reason that the proposal should include planning


obligations required to make the development acceptable in planning terms in accordance with Regulation 122 of the Community Infrastructure Levy Regulations 2010, development plan policies and the Planning Obligations SPD, as described in this Report.

15.4 Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, the Chief Planning Officer or Head of Development Management is hereby authorised (in consultation with the Chair of the Planning Committee and upon the advice of the Assistant Director Corporate Governance) to enter into a legal agreement(s) (deed of variation) made under Sections 106 and/or 106A of the Town and Country Planning Act 1990 and or other appropriate legislation.

15.5 If planning permission is refused following the failure to sign the S106 in time, the Chief Planning Officer or Head of Development Management (in consultation with the Chair of the Planning Committee) is hereby authorised to approve any further application for planning permission validated within 12 months of the date of refusal of planning permission, provided that it (a) duplicates the planning application, and (b) that there has not been any material change in circumstances in the relevant planning considerations, and (c) that a satisfactory legal agreement or unilateral undertaking securing the obligations set out in the Report is completed within any specified period of time.

Conditions:

1 Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To accord with provisions of section 91 of the Town and Country

Planning Act 1990.

2 Detailed Applications

The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the approved plans and documents therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority before the building is used. Reason: To ensure the development is carried out in accordance with the planning permission.

3 Samples of materials No development (except any demolition, site clearance, ground investigation and remediation work) shall take place until details and


samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The samples/details shall include: (a) brick/stonework (including brick/stone and mortar on-site sample panel min. 2m x 2m); (b) cladding materials/render (including specifications where relevant); (c) window treatments (including sections and reveals); (d) balcony structures, including privacy screens to north elevation, soffit details and balustrading treatment (including sections); and (e) any other materials/fittings to be used including extract vents, boiler flues etc. The development shall not be carried out otherwise than in accordance with the approved details. Reason: In order that the Council may be satisfied as to the details of the development; in accordance with Local Plan policy CC2.

4 Hard and soft landscaping

No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include (proposed finished levels or contours; means of enclosure; other vehicle and pedestrian access and circulation areas; hard surfacing material; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant).

Soft landscape works shall include (planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme).

Reason: In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1 Context and character and CC2 Urban design and architecture of the adopted Local Plan.

5 Cycle stores

Prior to the occupation of the hereby approved development a detail section plan showing the internal layout of the proposed cycle store shall be submitted to and approved in writing by the Local Planning Authority, all cycle stores shall be covered and secure in accordance


with WestTRANS cycle design guidance. Reason. In accordance with policy 6.9 (Cycle parking) of the London Plan and Local Plan policy EC2 (Developing a sustainable local transport network).

6 Waste and recycling stores

Prior to commencement of the development (except any demolition, site clearance, ground investigation and remediation work) and notwithstanding the approved plans full details for the storage of waste and recycling for residents use shall be submitted to and approved in writing by the local planning authority and shall include a waste Management Strategy. The waste and recycling stores shall be made available for use as approved prior to first occupation. Reason: To ensure the storage areas are suitable to accommodate the number and size of bins required for both uses and in accordance with policy EQ7 (Sustainable waste management)

7 Boundary Treatment

Prior to commencement of the hereby approved development details shall be submitted to and approved in writing by the local planning authority including a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the development is occupied. Development shall be carried out in accordance with the approved details.

Reason: To safeguard the visual amenities of the locality and privacy of

adjoining properties in accordance with policies CC1 Context and

character and CC2 Urban design and architecture of the adopted Local

Plan.

8 Secure by Design The development shall achieve 'Secured by Design' accreditation awarded by the Design-Out Crime Officer from the Metropolitan Police Service on behalf of the Association of Chief Police Officers (ACPO). No dwelling shall be occupied until accreditation has been achieved and evidence of such accreditation has been submitted to and approved in writing by the Local Planning Authority.

Reason: In pursuance of the Council's duty under section 17 of the Crime

and Disorder Act 1998 to consider crime and disorder implications in

excising its planning functions; to promote the well-being of the area in

pursuance of the Council's powers under section 2 of the Local

Government Act 2000 and to ensure the development provides a safe and

secure environment in accordance with London Plan (July 2011) Policies

7.1 and 7.3".


9 Construction management and logistics plan No development shall take place, including any works of demolition, until a Construction Logistics Plan (including traffic management plan and construction vehicle swept path analysis) has been submitted to, and approved in writing by, the local planning authority. The approved Plan shall accord with TfL Guidance and shall be adhered to throughout the construction period. The Plan shall include:

i. a site plan (showing the areas set out below) ii. confirmation that a pre-start record of site conditions on the

adjoining public highway will be undertaken with Hounslow Highways and a commitment to repair any damage caused

iii. provision for the parking of vehicles of site operatives and visitors

iv. provisions for loading, unloading and storage of plant and materials within the site

v. details of access to the site, including means to control and manage access and egress of vehicles to and from the site for the duration of construction including phasing arrangements

vi. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

vii. provision of wheel washing facilities at the site exit and a commitment to sweep adjacent roads when required and at the request of the council

viii. a scheme for recycling/disposing of waste resulting from demolition and construction works

ix. measures to ensure the safety of all users of the public highway especially cyclists and pedestrians in the vicinity of the site and especially at the access

x. commitment to liaise with other contractors in the vicinity of the site to maximise the potential for consolidation and to minimise traffic impacts.

xi. avoidance of peak hours for deliveries and details of a booking system to avoid vehicles waiting on the public highway

xii. all necessary traffic orders and other permissions required to allow safe access to the site to be secured and implemented prior to commencement of construction

xiii. details of the construction programme and a schedule of traffic movements

xiv. the use of operators that are members of TfL’s Freight Operator Recognition Scheme (FORS)

Reason: To ensure highway safety is maintained and preserved in

accordance with policy EC2 of the Local Plan

10 Contamination

During the course of the development:

a. The Local Planning Authority shall be notified immediately if


additional contamination is discovered during the course of

the development. A competent person shall assess the

additional contamination, and shall submit appropriate

amendments to the scheme for decontamination in writing to

the Local Planning Authority for approval before any work on

that aspect of development continues.

b. Soils or other landscaping materials imported to the site should be demonstrated to be safe for use in accordance with a scheme of verification and testing to be agreed with the local authority.

Before the development is first brought into use:

c. A written validation (closure) report demonstrating compliance with “a” and “b” above shall be submitted to the Local Planning Authority for approval.”

Reason: Contamination is known or suspected on the site due to a former land use. The LPA therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety.

11 EV Parking

No residential unit shall be occupied until a car parking scheme that

includes a minimum of 20 percent of spaces for electric vehicles with

an additional 10 percent passive provision for electric vehicles in the

future has been implemented in accordance with details submitted to

and approved in writing by the local planning authority. The car

parking facilities and the measures to restrict the maximum number

of parking spaces available to occupants shall thereafter be retained.

Reason: To ensure that there are adequate servicing facilities within the

site in the interest of highway safety in accordance with adopted local plan

policy EC2.

12 Machinery

All Non-Road Mobile Machinery (NRMM) of net power of 37kW and up

to and including 560kW used during the course of the demolition, site

preparation and construction phases shall comply with the emission

standards set out in chapter 7 of the GLA’s supplementary planning

guidance “Control of Dust and Emissions During Construction and

Demolition” dated July 2014 (SPG), or subsequent guidance.

The developer shall keep an up to date list of all NRMM used during

the demolition, site preparation and construction phases of the

development on the online register at: https://nrmm.london/

Reason: To reduce or limit emissions from construction sites and protect

local amenity and deliver improvement in local air quality in accordance

with the Local Plan policy EQ4 and London Plan policies 5.3 and 7.14, and

enable the LA deliver commitment on the emerging climate change

https://nrmm.london/


strategy and deliver CO2 and other emission reductions, through

Community Energy Fund, renewables and sustainable design and

construction, in accordance with Local Plan policy EQ1 & London Plan

policy 5.1.

13 Footway and Carriageway to be kept clear

The footway and carriageway on the A4 Bath Road must not be

blocked during the works of the development. Temporary

obstructions during the works must be kept to a minimum and

should not encroach on the clear space needed to provide safe

passage for pedestrians or obstruct the flow of traffic on the A4 Bath

Road.

Reason: To allow safe pedestrian access around the site during

construction.

14 Piling Method Statement

No piling shall take place until a Piling Method Statement (detailing

the depth and type of piling to be undertaken and the methodology

by which such piling will be carried out, including measures to

prevent and minimise the potential for damage to subsurface

sewerage infrastructure, and the programme for the works) has been

submitted to and approved in writing by the local planning authority

in consultation with Thames Water. Any piling must be undertaken in

accordance with the terms of the approved piling method statement.”

Reason: The proposed works will be in close proximity to underground

sewerage utility infrastructure. Piling has the potential to significantly

impact / cause failure of local underground sewerage utility infrastructure.

Please read our guide ‘working near our assets’ to ensure your workings

will be in line with the necessary processes you need to follow if you’re

considering working above or near our pipes or other

structures.https://developers.thameswater.co.uk/Developing-a-large-

site/Planning-your-development/Working-near-or-diverting-our-pipes.

Should you require further information please contact Thames Water.

Email: [email protected] Phone: 0800 009 3921

(Monday to Friday, 8am to 5pm) Write to: Thames Water Developer

Services, Clearwater Court, Vastern Road, Reading, Berkshire RG1 8DB

15 Construction near Water Mains

No construction shall take place within 5m of the water main.

Information detailing how the developer intends to divert the asset /

align the development, so as to prevent the potential for damage to

subsurface potable water infrastructure, must be submitted to and

approved in writing by the local planning authority in consultation

with Thames Water. Any construction must be undertaken in

accordance with the terms of the approved information. Unrestricted


access must be available at all times for the maintenance and repair

of the asset during and after the construction works.

Reason: The proposed works will be in close proximity to underground

strategic water main, utility infrastructure. The works has the potential to

impact on local underground water utility infrastructure. Please read our

guide ‘working near our assets’ to ensure your workings will be in line with

the necessary processes you need to follow if you’re considering working

above or near our pipes or other structures.

https://developers.thameswater.co.uk/Developing-a-large-site/Planning-

your-development/Working-near-or-diverting-our-pipes Should you require

further information please contact Thames Water. Email:

[email protected].

16 Wheelchair user dwellings

A minimum of two (2) Wheelchair User Dwellings, built to Building Regulations M4(3) standards, shall be provided in accordance with the approved plans. These units shall be retained as such for the duration of the development. Reason: To ensure a socially inclusive and sustainable development in accordance with Local Plan Policy SC3 and policies 3.5 (Quality and design of housing developments) and 7.2 (creating an inclusive environment) of the London

Plan.

17 Sustainability

(a) No development shall take place until a BREEAM New

Construction 2018 Fully-fitted preliminary-assessment

estimator has been submitted to and approved in writing by

the Local Planning Authority demonstrating how an ‘Excellent’

(minimum score 70%) rating will be achieved.

(b) Within three months of work starting on site a BREEAM New

Construction 2018 Fully-fitted Design Stage certificate and

summary score sheet must be submitted to and approved in

writing by the Local Planning Authority to show that an

‘Excellent’ (minimum score 70%) rating will be achieved.

(c) Within six months of first occupation of the building(s) a

BREEAM New Construction 2018 Fully-fitted Post-Construction

Review certificate and summary score sheet must be

submitted to and approved in writing by the Local Planning

Authority to show that an ‘Excellent’ (minimum score 70%)

rating has been achieved.


(d) Prior to first occupation of the building(s) evidence (e.g.

photographs, installation contracts and As-Built certificates

under the National Calculation Method) should be submitted to

the Local Planning Authority and approved in writing to show

that the development has been constructed in accordance with

the approved Energy Strategy, and any subsequent approved

revisions, and achieves a minimum 35% reduction in

emissions.

(e) Upon final commencement of operation of any low and zero

carbon technologies, suitable devices for the monitoring of the

low and zero carbon technologies shall have been installed,

and the monitored data shall be submitted automatically to a

monitoring web-platform at daily intervals for a period of three

years from the point of full operation.

Reason: To ensure that the development makes the fullest contribution to

minimising carbon dioxide emissions in accordance with London Plan

Policy 5.2 and the London Borough of Hounslow Local Plan Policy EQ1

and EQ2

18 Sustainable sourcing of materials A) No development shall take place until details have been submitted to and approved by the Local Planning Authority that: - At least three of the key elements of the building envelope (external walls, windows roof, upper floor slabs, internal walls, floor finishes/coverings) are to achieve a rating of A+ to D in the Building Research Establishment (BRE) The Green Guide of specification. - At least 50% of timber and timber products are to be sourced from accredited Forest Stewardship Council (FSC) or Programme for the Endorsement of Forestry Certification (PEFC) scheme. - No construction or insulation materials are to be used which will release toxins into the internal and external environment, including those that deplete stratospheric ozone. B) The development shall not be occupied until evidence (e.g. photographs and copies of installation contracts) have been submitted to the Local Planning Authority to demonstrate that the development has been carried out in accordance with the approved details under Part A of this condition.

Reason: in order to ensure the sustainable sourcing of materials in accordance with the London Plan Policy 5.3 and the Mayor of London’s Sustainable Design and Construction SPG.

19 Prior to first occupation of the building(s) evidence (schedule of


installed fittings and manufactures literature) should be submitted to

the Local Planning Authority and approved in writing to show that the

development has achieved an internal water use of 105L/person/day

or less.

Reason: In order to protect and conserve water supplies and resources in

accordance with London Plan Policy 5.15 and the London Borough of

Hounslow Local Plan Policy EQ2.

20 Detailed Drainage Design

Prior to commencement of groundworks (excluding site

investigations and demolition), the applicant must submit a final

detailed drainage design including drawings and supporting

calculations to the Lead Local Flood Authority for review and

approval, aligned with the Flood Risk Statement Surface Water

Management (Suds) Report (January 2020) and associated drawings.

The designs should include a green/blue roof and permeable paving,

and achieve a post-development discharge rate of no more than

0.8l/s, discharging into a surface water sewer. A detailed

management plan confirming routine maintenance tasks for all

drainage components must also be submitted to demonstrate how

the drainage system is to be maintained for the lifetime of the

development.

Reason: To prevent the risk of flooding to and from the site in accordance

with relevant policy requirements including but not limited to London Plan

Policy 5.13, its associated Sustainable Design and Construction SPG, the

Non-Statutory Technical Standards for Sustainable Drainage Systems and

Hounslow Council’s Local Plan Policy EQ3.

21 Drainage Evidence

No building hereby permitted shall be occupied until evidence

(photographs and installation contracts) is submitted to demonstrate

that the sustainable drainage scheme for the site has been completed

in accordance with the submitted details. The sustainable drainage

scheme shall be managed and maintained thereafter in accordance

with the agreed management and maintenance plan for all of the

proposed drainage components.

Reason: To comply with the Non-Statutory Technical Standards for

Sustainable Drainage Systems, the National Planning Policy Framework

(Paragraph 103), the London Plan (Policies 5.12 and 5.13) along with

associated guidance to these policies and Hounslow Council’s Local Plan

Policy EQ3.

22 Hours of construction

No demolition or construction work shall take place on the site except between the hours of 8am to 6pm on Mondays to Friday and


9am to 1pm on Saturdays and not at all on Sundays and Public Holidays. Reason: In order to safeguard the amenities of adjoining residents and the amenities of the locality in accordance with Local Plan policies CC1, CC2 and EQ5 and Policies 7.15 (Reducing noise and enhancing soundscapes) and 5.3 (Sustainable design and construction) of the London Plan.

23 Parking spaces

Prior to the occupation of the hereby approved development the parking spaces as shown on the submitted plans shall be made available for use and shall be maintained as such for the duration of the development without obstruction.

Reason: To ensure parking is provided in line with Local Plan policy EC2 (Developing a sustainable local transport network) and Policy 3.16 (Parking) of the London Plan.

24 Boilers

Any boilers installed in the hereby approved development shall be Ultra Low Emissions (<40 mg NOx/kWh) and in accordance with the London Plan Sustainable Design and Construction SPG.

Reason: To ensure that the development is air quality neutral in accordance with policy EQ4 (Air quality) of the Local Plan and the London Plan.

25 Air Quality mitigation

The development shall be carried out in accordance with the mitigation measures proposed in the submitted Air Quality Assessment during construction and operational phases.

Reason: To ensure that there is no adverse impact on air quality in accordance with policy EQ4 (Air quality) of the Local Plan.

26 Parking Management Plan

Before the development hereby permitted is first occupied, a Parking Management Plan shall first be submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of how the parking is to be managed, allocated, and non-complaint parking enforced, and shall include details of the EV charging points. The development shall not be carried out otherwise than in accordance with the approved details and shall be maintained for the lifetime of the development, unless the prior written approval of the local planning authority is obtained to any variation.

Reason: To control the level and usage of parking on the site and to support sustainable transport objectives; in accordance with Local Plan policy EC2.


Informatives:

1 Permission granted, with amendments.

2 A Groundwater Risk Management Permit from Thames Water will

be required for discharging groundwater into a public sewer. Any

discharge made without a permit is deemed illegal and may result

in prosecution under the provisions of the Water Industry Act 1991.

We would expect the developer to demonstrate what measures he

will undertake to minimise groundwater discharges into the public

sewer. Permit enquiries should be directed to Thames Water’s Risk

Management Team by telephoning 020 3577 9483 or by emailing

[email protected]. Application forms

should be completed on line via www.thameswater.co.uk. Please

refer to the Wholsesale; Business customers; Groundwater

discharges section.

With regard to SURFACE WATER drainage, Thames Water would

advise that if the developer follows the sequential approach to the

disposal of surface water we would have no objection. Where the

developer proposes to discharge to a public sewer, prior approval

from Thames Water Developer Services will be required. Should

you require further information please refer to our website.

https://developers.thameswater.co.uk/Developing-a-large-

site/Apply-and-pay-for-services/Wastewater-services

3 As required by Building regulations part H paragraph 2.36, Thames

Water requests that the Applicant should incorporate within their

proposal, protection to the property to prevent sewage flooding, by

installing a positive pumped device (or equivalent reflecting

technological advances), on the assumption that the sewerage

network may surcharge to ground level during storm conditions. If

as part of the basement development there is a proposal to

discharge ground water to the public network, this would require a

Groundwater Risk Management Permit from Thames Water. Any

discharge made without a permit is deemed illegal and may result

in prosecution under the provisions of the Water Industry Act 1991.

We would expect the developer to demonstrate what measures will

be undertaken to minimise groundwater discharges into the public

sewer. Permit enquiries should be directed to Thames Water's Risk

Management Team by telephoning 02035779483 or by emailing

[email protected]. Application forms

should be completed on line via www.thameswater.co.uk. Please

refer to the Wholsesale; Business customers; Groundwater

discharges section.

4 There are public sewers crossing or close to your development. If

you're planning significant work near our sewers, it's important that

you minimize the risk of damage. We'll need to check that your

https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services

https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services


development doesn't limit repair or maintenance activities, or inhibit

the services we provide in any other way. The applicant is advised

to read our guide working near or diverting our pipes.

https://developers.thameswater.co.uk/Developing-a-large-

site/Planning-your-development/Working-near-or-diverting-our-

pipes.

5 Cranes

Given the nature of the proposed development it is possible that a

crane may be required during its construction. We would, therefore,

draw the applicant’s attention to the requirement within the British

Standard Code of Practice for the safe use of Cranes, for crane

operators to consult the aerodrome before erecting a crane in close

proximity to an aerodrome. This is explained further in Advice Note

4, ‘Cranes and Other Construction Issues’ (available at

http://www.aoa.org.uk/policy-campaigns/operations-safety/)

Wind Turbines

Wind Turbines can impact on the safe operation of aircraft through

interference with aviation radar and/or due to their height. Any

proposal that incorporates wind turbines must be assessed in more

detail to determine the potential impacts on aviation interests. This

is explained further in Advice Note 7, ‘Wind Turbines and Aviation’

available at http://www.aoa.org.uk/policy-campaigns/operations-

safety/

Lighting

The development is close to the aerodrome and the approach to

the runway. We draw attention to the need to carefully design

lighting proposals. This is further explained in Advice Note 2,

‘Lighting near Aerodromes’ available at

http://www.aoa.org.uk/policy-campaigns/operations-safety/. Please

note that the Air Navigation Order 2005, Article 135 grants the Civil

Aviation Authority power to serve notice to extinguish or screen

lighting which may endanger aircraft.

https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working-near-or-diverting-our-pipes




APPROVED DOCUMENTS

DRAWING NUMBER AUTHOR/DRAWN BY RECEIVED

BRD-LGA-01-00-DR-A-0100

Lyndon Goode Architects Ltd. 10 Jan 2020

BRD-LGA-01-00-DR-A-0101


BRD-LGA-01-00-DR-A-0120


BRD-LGA-01-00-DR-A-0110


BRD-LGA-01-00-DR-A-0200


BRD-LGA-01-01-DR-A-0201


BRD-LGA-01-02-DR-A-0202


BRD-LGA-01-03-DR-A-0203


BRD-LGA-01-04-DR-A-0204


BRD-LGA-01-05-DR-A-0205


BRD-LGA-01-06-DR-A-0206


BRD-LGA-01-B1-DR-A-0230


BRD-LGA-01-XX-DR-A-0600

















REPORT/DRAWING TITLE AUTHOR/DRAWN BY DATE RECEIVED

Flood Risk Statement Surface Water Management (Suds) Report ref: 2810

Morph Structures 03 Feb 2020

2810-MORPH-ZZ-00-DR-C-1000 Rev. P2

Morph Structures 03 Feb 2020

Planning Application Design and Access Statement


Air Quality Assessment Phlorum Limited 18 Dec 2019

Transport Response V1 Pell Frischmann 31 Oct 2019

Transport Statement Pell Frischmann 23 Sep 2019

Viability Assessment Andrew Golland Associates 23 Sep 2019

Energy Statement Environmental Economics 23 Sep 2019

Sustainability Statement Environmental Economics 23 Sep 2019

Root Mapping Report Peter Barton Associates TreeRadar Investigations

23 Sep 2019


Tree Impact Assessment Pete Barton Associates 23 Sep 2019

Preliminary Investigation Report Soiltechnics 23 Sep 2019

Drainage Assessment Form Applicant 23 Sep 2019

Planning Statement DP9 Ltd 23 Sep 2019

2810-MORPH-ZZ-00-DR-C-1000 Rev. P2

Morphstructures 23 Sep 2019

BRD- LGA- 01- 06- DR- A- 0206 Lyndon Goode Architects Ltd. 23 Sep 2019

Ecological Letter Phlorum Limited 23 Sep 2019

Noise Impact Assessment KP Acoustics Ltd. 23 Sep 2019

Dynamic Overheating Assessment

Environmental Economics 23 Sep 2019

Daylight and Sunlight Study (Neighbouring properties)

Right of Light Consulting 23 Sep 2019

Documents

486 Bath Road Final - London Borough of Hounslow