Isleworth and Brentford Area Committee

January 26th 2012

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

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

References: P/2011/3559 00558/A/P43

Address: Land at Centaurs Business Park, Grant Way, Isleworth

Ward: Osterley and Spring Grove

Proposal: 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 (Outline Application) (Including environmental impact assessment)

Documents and drawings:

Environmental Statement Volume 1 Environmental Statement Volume 2 (Townscape and Visual Impact Assessment) Environmental Statement Volume 3 (Non-technical Summary) Planning Statement Sustainability Statement Outline Energy Statement Design and Access Statement Public Realm Design Statement and Aboricultural Report Transport Assessment Statement of Community Involvement Compliance Report Design Code (Includes Mandatory and Illustrative) Application Drawings (Includes Illustrative and for Approval)

Application Valid: 14/12/11

COMMENT

1.0 SUMMARY

1.1 Outline planning consent is sought for the redevelopment of the site for use as a media and production campus comprising of up to 175,000sq.m (GIA) of office (Class B1A), studio, production and research and development facilities (class B1B), warehouse/ storage (class B8) and retail (class A1 to A4) floorspace.

1.2 This report presents the proposed scheme 00558/A/P43, a summary of representations received and an assessment of the implications of the development.

1.3 Members’ comments are sought.

2.0 SITE DESCRIPTION

2.1 The site contains an area of approximately 13.52 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 Harrods Warehouse building and carparking area. The existing Harrods Distribution Centre previously employed between 300 to 500 people and has a site area of 4.3ha.

2.3 In addition to the Former Harrods Warehouse (20m in height), the site contains a number of existing buildings ranging from one to three storeys.

2.4 The largest building on the existing BSkyB site, within the south east corner is the recently constructed Sky Studios Building (formerly known as Harlequin 1) has a height of 32m (at the parapet) and a floor area of 20,831sq.m. The wind turbines that have permission would have a height of 66.5m and would be located 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 application, but will eventually form part of the overall campus development.

2.5 The site currently contains 1,689 carparking spaces. This includes 300 car parking spaces at the Harrods warehouse and 264 parking spaces at Athena Court. Parking also occurs alongside Grant Way, providing an additional 75 parking spaces.

2.6 Parking is also provided within New Horizons Court, in a temporary carpark at the Gillette site, Syon Lane and at the Grasshoppers Rugby Club. This results in an additional 1,065 parking spaces for staff.

2.7 The site has a Public Transport Accessibility (PTAL) level of 1a (Very Poor) and 2 (Poor).

2.8 The biomass Combined Cooling and Heating Power plant (CCHP) is currently under construction. 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.

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

Figure 1: Existing Site Context

Surrounding Context

2.10 The site is bounded 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 now contains a Goals Soccer centre, a Grade II Listed pavilion. Macfarlane Lane separates the subject site from the MOL. Beyond these is Wyke Green Golf Course.

2.11 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.

2.12 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.

2.13 To the south is the Grade II Listed Former Gillette Factory, which is now vacant.

2.14 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.

2.15 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 (Not signed todate)

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

4.0 DETAILS

4.1 The proposal seeks outline planning permission for the demolition and alteration of the existing site buildings and the redevelopment of the site to create a new BSKYB Headquarters campus, delivering new broadcast studios, offices, technical spaces, and amenities and open space for the workforce and local community.

4.2 Specifically the current proposal involves 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).

4.3 The proposal would result in a media campus, with a total workforce of approximately 12,000 employees. Some portions of the site will be publicly accessible.

4.4 The proposed floor areas can be broken down as follows:

4.5 The Planning Statement notes that: ‘At present BSkyB employs 8,375 people in Hounslow, at the Osterley Campus and in properties leased along the Great West Road. This makes BSkyB the second largest employer in the Borough, having grown from around 6,000 employees in 2006’. To accommodate this rapidly growing business BSkyB purchased land and buildings surrounding its current campus. This has given BSkyB a substantial area in which to consolidate its existing operations whilst also providing space to accommodate future growth.

4.6 It comes in the wake of a previously approved master plan proposal for the BSKYB campus (P25 see history). This application was implemented and phase 1 (Sky Studios) has recently become operational. The site for the P26 application didn’t include the Harrods Warehouse or Athena Court sites and consisted of a campus of 69, 581m² of floor space on the site and 1125 parking spaces.

4.7 The application differs from the approved scheme in the following ways:

• The site now includes the Harrods warehouse and carpark which are located to the north of the existing Centaurs Business Park. The existing Harrods warehouse would be demolished as part of

the campus scheme.

• The site now includes Athena Court, which is located immediately south of Sky Building 7 to the east of Grant Way. The existing Athena Court would be demolished as part of the campus scheme.

• The site no longer includes Sky Studios, which was built as part of Phase 1 of the approved scheme. Sky Studios will form part of the overall campus once completed, but for the Outline Planning Application it is located on the immediate eastern boundary.

• The site has therefore increased in size from 8.5ha to 13.5ha.

• The application proposes a significant overall quantum increase in floor area, from 69,581sq.m to a range between 157,000 to 175,00sq.m.

• The amount of B1a floorspace has increased from 29,534sq.m to between 65,840sq.m to 137,355sq.m. This results in the proportion of B1a office floorspace changing from 42% to between 42% and 78% of the overall development.

• The proposal was previously to be phased over a five year period. The new application would be phased over a ten year period.

• The previous application would have consisted of a maximum of 1125 carparking spaces. The proposed application is for 1750 carparking spaces.

Application material

4.8 This outline planning permission seeks planning permission for the principle of development and approval of the following 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 and lower 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 will form “reserved matters” requiring future approval.

4.10 In respect of the scale and height of the proposed buildings the upper and lower 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 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 The application is currently under consideration as an outline planning application. Officers are expecting to have the detailed design of Phase 1 submitted shortly. Members will be consulted again in due course.

4.13 Similarly details of the landscaping will be informed and guided by the Public Realm Design Statement that provides illustrative material to show one way in which the development could be designed.

4.14 The application includes 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;

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

• Design Code prepared by AL_A;

• Drawings and Parameter Plans (for approval) and Illustrative Plans prepared by AL_A;

• Public Realm Statement prepared by Gross Max;

• 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;

• Outline Energy Statement prepared by Arup;

• Sustainability Statement prepared by Arup.

Land Use Proposed

4.15 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.

4.16 The B1(a) office floorspace proposed within the range is additional to the minimum required to support the consolidation of a major media company on a single site and the expansion in its programming commitments.

4.17 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.

4.18 The proposal would also provide 2,490sq.m of publicly accessible amenities on the site. This would provide for small scale retail, cafes, restaurants and bars with public piazzas and open space.

4.19 In addition to the publicly accessible amenities, there would also be provision for ancillary uses within the B1 floorspace proposed for staff. This would be restricted to no more than 10% of the total area, with a maximum of 17,500sq.m. The ancillary uses could include cafes, restaurants, bars, gym, crèche, doctor, dentist, pharmacy, hairdresser, florist and a bike shop. These would not be publicly accessible areas of the development.

4.20 Additional information has been requested in regards to the proposed landuse and the range within each use class.

Design and layout

4.21 The proposed development has been divided into five districts for ease of reference and also reflecting the clustering of plots. These districts are: north, south, east, west and central. An outer loop would run around the perimeter of the site to provide for vehicles. The upper area of Grant Way would become a shared surface, and would provide access for pedestrians, cyclists and service vehicles only. This would form the core of the Central District.

4.22 Each district would have a differing character, to provide variation across the site, although the districts would work cohesively together. A Design Code has been provided with the application, which would guide the development of the overall site. This provides details of the intended building layout, bulk and massing, materials and colours.

4.23 The East District would be the ‘Events and Production’ district. This would incorporate the existing Sky Studios, and it is intended that this would be Phase 1 of the development. The East District would contain the Visitor Centre, Sky Studios, offices and the Energy Centre.

4.24 The North District would be the ‘Urban Oasis’ district and would contain a ‘Flex-Box’ which has the potential to be an auditorium or another building. The district would contain office and technical facilities, with the potential for a broadcast studio.

4.25 The Central District would be the ‘Town Square’ district. This would contain the majority of the publicly accessible open space, with cafes, bars and

restaurants. Offices would be located above the commercial units.

4.26 The West District would be the ‘Sustainable Living and Allotments’ district. This district would contain food production courtyards, with kitchen gardens and allotments within the centre.

4.27 The South District would be the ‘Culture, Education and Arrival’ district. This is the main entry point, providing longer views into the site upon entry.

Figure 2: Proposed Character Areas

4.28 It is intended that the proposal be phased over a ten year period. The East District would be the first phase.

Heights and massing

4.29 Across the campus development, two types of building typologies are proposed; either the courtyard building or the strip building. Each would have a maximum floor plate width of 18m, to maximise natural ventilation and daylight. Buildings can be linked via a bridge, and some will have an infill podium at the lower level.

Figure 3: Building Typologies: Courtyard and Strip Typologies with Bridges

4.30 The Parameter Plans which form part of the application detail the scale of the development providing an upper and lower limit for plot heights, widths and length. This provides a maximum building envelope from within which the detailed design of the buildings will be constructed. Minimum envelopes would also be provided for links and connections through the buildings.

4.31 Sky Studios would remain the highest building on the overall campus with eight storeys. The massing of the campus would be loaded towards the northern end of the site to avoid competition with the Grade II listed Gillette Building. The overall plot ratio over the entire site would be between 1.21 and 1.45 and buildings would be between three to seven storeys.

4.32 The west and south districts’ would be restricted to a five storey maximum each, with the north and central districts at six storeys and the east district permitted to seven storey’s maximum.

Public realm

4.33 The proposed development would provide for 9.22ha of publicly accessible open space, with 2.76ha of this comprising of green space. The development would include between 1,200 to 2,490sq.m of publicly accessible restaurants and retail space.

Access and Parking

4.34 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.

4.35 Pedestrian circulation will be encouraged within the development, with the main pedestrian access point from the south of the site. Two options are proposed for pedestrian access from the south, and this would be dependent on the adjacent Gillette site being built out as consented.

4.36 1,750 parking spaces are proposed as part of the scheme. These would replace the current multi-storey, surface and on street parking used by BSkyB on the site.

4.37 The parking would be contained within seven areas including in the form of multi storey car parks and surface car parks. Employees would either access the site via Grant Way or Harlequin Avenue and would enter the site adjacent to WP3 or Sky Studios, connecting to the private perimeter loop

road.

4.38 A new link road would be built between Grant Way and Harlequin Avenue, to allow a bus route to serve the site.

4.39 Cycle parking would be determined within each district.

Additional Information 4.40 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 8,375 people (includes the site, and the surrounding office buildings which are occupied by BSKYB staff).

4.41 During construction it has been calculated that there would be the creation of up to 2,301 gross full time equivalent jobs.

4.42 In April 2012, Sky is introducing a series of programmes known as Sky Skills. This will introduce a new learning centre and provide on-line resources and programmes with local schools to develop skills and learning of students. In addition, Sky already have an apprenticeship programme and links to local schools.

4.43 The application comes in light of pre-application discussion with planning officers, Transport for London and the GLA and a three public consultation events held in November 2011. 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 19 December 2011. This included residents of Oaklands Avenue, Boston Manor Road, Syon Lane, Rothbury Gardens, Northumberland Gardens and Boston Gardens. Press and site notices were also posted. Four representations were received, commenting:

Comments

The proposal to remove the existing Harrod’s warehouse and replace this with six storey buildings is too high. The current building is low rise and unobtrusive to neighbouring properties in Oaklands Avenue. We request that the height of this building is lowered to mitigate the loss of amenity to local residents.

The proposal includes plans to widen the road and encourage further pedestrian and vehicular traffic. This will introduce an unacceptable level of traffic to an already busy junction on Syon Lane.

We have concerns for the loss of amenity to local residents living adjacent to MacFarlane Lane and along Syon Lane. We also have concerns about the danger to school children crossing MacFarlane

Lane.

The Council could give consideration to installing a pelican crossing in the vicinity on Syon Lane to support local safety measures.

The gas, electricity and water utilities will not be able to handle the proposed development.

The proposal would result in an increase in cars and lorries, with an increase in vehicles resulting in traffic jams.

The proposal to use Grant Way as the main access point will result in traffic problems on Syon Lane.

In the morning traffic from Gillette Corner backs up across the A4, with a number of staff crossing the zebra crossing from Syon Lane Station and causing traffic grid lock.

5.2 Thames Water have responded to the application and stated that there is an

inability of the existing waste water and water supply infrastructure to accommodate the proposed development. Conditions have however been suggested which would require a drainage strategy and impact study to be completed prior to the commencement of development. This would identify the upgrades required, which would then need to be implemented as part of the overall development.

5.3 Transport For London

Transport for London has been consulted. Consultation with Transport for London is ongoing.

5.4 Highways Agency

The Highways Agency offer no objection to the proposal. However, they have recommended that the potential impacts on the M4 are identified and monitored to ensure any impacts are minimised and mitigated.

5.5 The Council’s Land Quality Team are currently reviewing the application. 5.6 BAA Airports have responded and recommended a condition 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.

5.7 The London Borough of Ealing

The London Borough of Ealing have provided comment, stating they have no objection to the proposed application.

6.0 POLICY

National and strategic planning policies 6.1 The consultation on the draft National Planning Policy Framework (NPPF)

closed on 17 October 2011. While the NPPF is potentially subject to amendment, as emerging policy, the Local Planning Authority (LPA)

considers that the NPPF is capable of being a material consideration. As the Planning Policy Statements, Guidance notes and Circulars remain in place until cancelled and given that the NPPF may be subject to amendment, the LPA considers that in this case, limited weight can be given to the NPPF.

6.2 In addition to the draft NPPF Central Government Guidance to be applied is

mainly set out in Planning Policy Guidance Notes, Planning Policy Statements and Government Circulars, with particular emphasis for this application on:

• PPS1: Delivering Sustainable Development

• PPS4: Planning for Sustainable Economic Growth

• PPS5: Planning and the Historic Environment

• PPS12: Local Development Frameworks

• PPG13: Transport

• PPG17: Planning for Open Space, Sport and Recreation???

• PPS22: Renewable Energy (Plus companion Guide)

• PPS23: Planning and Pollution Control

• PPG24: Planning and Noise 6.3 The Circulars of relevance to this planning application are:

• 11/95: Use of Planning Conditions in Planning Permission

• 05/05: Planning Obligations

• 02/99: Environmental Impact Assessment

• 01/06: Guidance on changes to the development control system

Regional and Local Policy 6.4 Determining applications for full or outline planning permission – When

determining applications for planning permission, the authority is required to have regard to the development plan, so far as is material, and to any other material considerations. In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise.

6.5 The Development Plan - The Development Plan for the Borough comprises the Council's Unitary Development Plan (UDP), Employment Development Plan Document, Brentford Area Action Plan and the London Plan.

6.6 The emerging Core Strategy - On 12 July 2011, the Council's Cabinet approved that the Core Strategy "Preferred Strategy" should go out to consultation. As emerging policy, the Local Planning Authority (LPA) considers that the emerging Core Strategy is capable of being a material consideration. Given that the emerging Core Strategy is still in the consultation stages, the LPA considers that very limited weight can be given to it at this stage.

6.7 The London Plan was adopted on 22 July 2011

Relevant policies of the London Plan

6.8 The following London Plan policies are of relevance to the applications:

Chapter 3: London’s People

Policy 3.1 Ensuring equal life changes for all

Policy 3.2 Improving health and addressing health inequalities

Chapter 4: London’s Economy

Policy 4.1 Developing London’s economy

Policy 4.2 Offices

Policy 4.4 Managing industrial land and premises

Policy 4.5 London’s Visitor Infrastructure

Policy 4.6 Support for and enhancement of arts, culture, sport and entertainment provision

Policy 4.7 Retail and town centre development

Policy 4.8 Supporting a successful and diverse retail sector

Policy 4.9 Small shops

Policy 4.12 Improving Opportunities for all

Chapter 5: London’s Response to Climate Change

Policy 5.1 Climate change mitigation

Policy 5.2 Minimising carbon dioxide emissions

Policy 5.3 Sustainable design and construction

Policy 5.6 Decentralised energy in development proposals

Policy 5.7 Renewable energy

Policy 5.8 Innovative energy technologies

Policy 5.9 Overheating and cooling

Policy 5.10 Urban Greening

Policy 5.11 Green roofs and development site environs

Policy 5.12 Flood risk management

Policy 5.13 Sustainable drainage

Policy 5.14 Water Quality and Wastewater Infrastructure

Policy 5.15 Water use and supplies

Policy 5.17 Waste Capacity

Policy 5.21 Contaminated land

Chapter 6: London’s Transport

Policy 6.1 Strategic approach

Policy 6.2 Providing Public Transport Capacity and Safeguarding Land for Transport

Policy 6.3 Assessing Effects of Development on Transport Capacity

Policy 6.9 Cycling

Policy 6.10

Walking

Policy 6.13 Parking

Chapter 7: London’s Living Places and Spaces

Policy 7.1 Building London’s neighbourhoods and communities

Policy 7.2 An inclusive environment

Policy 7.3 Designing out crime

Policy 7.4 Local character

Policy 7.5 Public realm

Policy 7.6 Architecture

Policy 7.7 Location and design of tall and large buildings

Policy 7.8 Heritage assets and archaeology

Policy 7.13 Safety, security and resilience to emergency

Policy 7.14 Improving air quality

Policy 7.15 Reducing noise and enhancing soundscapes

Chapter 8:Implementation, Monitoring and Review

Policy 8.1 Implementation

Policy 8.2 Planning obligations

Relevant policies of the UDP

6.9 The following UDP policies are of relevance to the applications. These policies have been ‘saved’ by the secretary of state to allow for the preparation of new development plans to replace the entire UDP.

Implementation Policies Policy IMP-1.1 Integrating patterns of land use and the provision of

transport Policy IMP-1.2 The re-use and recycling of urban land and buildings Policy IMP-6.1 Planning Obligations

Natural Environment Policies Policy ENV-N.1.7 Development near the Metropolitan Open Land

Boundary Policy ENV-N.1.5 Protection of Metropolitan Open Land Policy ENV-N.2.3 Species protection Policy ENV-N.2.4 Habitat protection Policy ENV-N.2.5 Habitat reconstruction Policy ENV-N.2.6 Landscape features Built Environment Policies Policy ENV-B.1.1 New Development

Policy ENV-B.1.2 High Buildings or Structures Affecting Sensitive Areas Policy ENV-B.1.5 Environmental improvements Policy ENV-B.1.9 Safety and security Policy ENV-B 2.2. Conservation Areas Policy ENV-B.2.8 Views and Landmarks Environmental Protection Policies Policy ENV-P.1.1 Environmental sustainability: environmental impact

statements and sustainability checklist Policy ENV-P.1.5 Noise pollution Policy ENV-P.1.6 Air pollution Policy ENV-P.1.7 Light pollution Policy ENV-P.2.1 Waste management Policy ENV-P.2.4 Recycling facilities in new developments Shopping Policies Policy S.1.1 Main Shopping Areas Policy S.3.1 New Retail Development Policy S.4.1 Environmental Improvements to shopping areas Policy S.4.5 Servicing Arrangements Transport Policies Policy T.1.2 The movement implications of development Policy T.1.4 Car and cycle parking and servicing facilities for

developments Policy T.4.3 Traffic implications of new development

Local Development Framework

6.10 The Local Development Scheme (LDS) is a project plan for the production of the Borough’s Local Development Framework (LDF)1. To date, the Council has produced the Employment Development Plan Document (EDPD) that was adopted on 25 November 2008.

6.11 The purpose of the Employment Development Plan Document is to plan the future use of land for employment, including industrial and commercial uses in the London Borough of Hounslow. This is achieved through directing new employment development to appropriate locations and the management protection and release of industrial and commercial land and buildings. There is significant emphasis on the Brentford area in this document due to the significant market pressure for change in the Brentford area, especially in terms of employment land.

E1 Maintaining Employment Capacity- The Council will seek to sustain and enhance employment capacity (land, floorspace, and/or jobs) through the management and protection of strategic and locally significant locations for employment, including on the Great West Road.

E2 Locations for Employment- New industrial and warehousing development will be directed to existing industrial locations.

E3 Local Employment Opportunities- The policy seeks to

enhance local employment opportunities for residents through upskilling the population and retaining businesses in the Borough.

EP1

Location of New Office Based Employment – Proposals for new office floorspace will be directed towards town centres unless the proposed floorspace is limited in scale. Where it exceeds the threshold it will need to be demonstrated that there are no sites available in town centres and edge of centre locations and that the site will be made accessible by sustainable modes of transport.

EP7 Industrial Business Park (Great West Road)- The Council will promote, arrange and where necessary protect GWR Industrial Business Park for industrial uses including research and development and industrial-related uses that require better quality surroundings.

6.12 The Brentford Area Action Plan (BAAP) sets out a spatial strategy for the continued regenerated of the Brentford area. It sets out a vision for the future of the area. The vision for the Areas Action Plan reflects the vision and objectives of development policies.

BAAP 1 Sustainable Development- Developers of all major developments should engage deliver developments that take account of the wishes of the community, based upon local economic, social, physical and environmental needs and in so doing, strengthen community cohesion and facilitate social inclusion.

BAAP 2 Urban Design- High quality redevelopment of all proposal sites will be required in order to enrich existing areas of distinctive local character, rejuvenate those areas that lack a positive identity, and improve the overall quality of Brentford’s urban form.

BAAP4 The Great West Road

BE4 BSKYB, Centaurs Business Park, Syon Lane, Isleworth

Supplementary Planning Documents

• Planning Obligations

• Air Quality

These SPDs were adopted on 11/03/08, following public consultation in July and August 2007. The documents form part of the Local Development Framework. Supplementary Planning Guidance

6.13 1997 Supplementary Planning Guidance- The guidance contained within the Supplementary Guidance was subject to formal public consultation and unlike normal SPG were subject to an inquiry process and consideration by a government inspector. The Inspectors report recommended the

appendices be removed from the plan, as they added to its bulk, cost and complexity and may well have consumed further resources at the first review of the UDP. He also considered that they could stand alone away from the main plan as SPG. This was the course of action to be taken by the Council. During the consultation process, objections were received from individual house builders and the HBF. The guidance was amended as part of the process. The Council did not therefore consider it necessary to reconsult on this proposed guidance, but simply to use the guidance in light of the suggested amendments and the Inspector’s comments.

6.14 Accessible London: Achieving an Inclusive Environment (April 2004) (London Plan Supplementary Planning Guidance)

6.15 Sustainable design and construction (May 2006) (London Plan Supplementary Planning Guidance.

Other relevant documents

6.16 Green light to clean power: The Mayor’s Energy Strategy (February 2004).

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are:

1. Principle of development

2. Environmental Impact

3. Visual Impact

4. Impact on amenity of neighbouring properties

5. Highways, traffic and Parking

6. Sustainability

7. Planning obligations

Issue 1: Principle of development

Policy Context

7.2 Government Policy in the form of PPS1 seeks sustainable economic growth, in an integrated way that delivers high levels of employment whilst achieving sustainable outcomes for communities and the environment. Suitable locations should be available for industrial, commercial and other development. PPS1 states that key objectives should include ensuring that developments:

• Are sustainable, durable and adaptable and make efficient and prudent use of resources;

• Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses and support local facilities and transport networks;

• Respond to their local context and create or reinforce local distinctiveness;

• Create safe and accessible environments where crime and disorder or fear of crime does not undermine quality of life or community cohesion;

• Address the needs of all in society and are accessible, usable and easy to understand by them; and

• Are visually attractive as a result of good architecture and appropriate landscaping.

7.3 PPS4 (Planning for Sustainable Growth) sets out planning policies for

economic development. Economic development includes development within the B use classes, public and community uses and main town centre uses. Accordingly, these policies need to be applied to the proposed B1 office floor space as this falls within the definition of economic development.

7.4 Policy EC10.1 states that Local planning authorities should adopt a positive and constructive approach towards planning applications for economic development. Planning applications that secure sustainable economic growth should be treated favourably.

7.5 Policy EC10 states that all planning applications for economic development should be assessed against whether the proposal has limited carbon dioxide emissions for the lifetime of the development, the accessibility of the proposal, whether the proposal secures a high quality and inclusive design and takes opportunities available for improving the character and quality of the area and the way it functions, the impact on economic and physical regeneration in the area and the impact on local employment.

7.6 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.

7.9 Supporting paragraph 2.79 notes that Industrial Business Parks are particularly suitable for activities that need better quality surroundings including research and development and light industrial uses.

7.10 It goes on to state that IBPS are not intended for primarily large scale office development. Where office development is proposed on an IBP, this should not jeopardise local provision for light industrial.

7.11 Development proposals in SIL’s should be refused unless ‘they fall within the broad industrial type activities outlined in London Plan paragraph 2.79’.

7.12 Brentford Area Action Plan Policy BE4 BSKYB, Centaurs Business Park, Syon Lane, Isleworth) involves the majority of the subject site and existing BSKYB campus. 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.

7.13 The allocation could only be made if it was in policy terms consistent with the SIL policy designation. The existing permission was granted for 69,581sqm which comprised 55% B1b floorspace with 42% B1a floorspace. Whilst this is a high proportion of office space on an industrial site the BAAP states ‘it is recognised that the nature of broadcasting does not fit neatly into planning use classes so flexibility is imperative in order that the business can grow without onerous planning restrictions’. The policy is therefore reflecting it is considered that this is not a typical industrial type use but the core and dominant use is industrial in being B1b and the high levels of ancillary B1a can be justified in this business model.

7.14 The policy goes on to state 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). Indeed the supporting text to the policy notes ‘The Council is committed to supporting BSkyB to continue to operate from this site and value the company’s major contribution to economic regeneration. It is recognised that the nature of broadcasting does not fit neatly into planning use classes so flexibility is imperative in order that the business

can grow without onerous planning restrictions. It is also recognised that due to the nature, scale and variety of activity associated with such a use, a site within a town centre would not be forthcoming due to competition for space for other high value town centre uses’.

7.15 Policy BE4 states that B1a (offices) will be considered acceptable if this is ancillary to the primary use of the premises for industrial related uses or does not exceed current provision of office floorspace. Due to the relatively poor public transport of the site the Council will encourage a reduction in the current level of office floorspace on the site, particularly if this can be provided in more sustainable locations. In the event that this cannot be achieved, access to the site should be improved for sustainable modes. The amount of improvements necessary will be dependant on the trip generation associated with the use.

7.16 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.

7.17 The policy states that a change of use from industrial uses 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.

7.18 Again, as noted above in paragraph 7.13 it was considered that the approved master plan was acceptable in land use terms and was defined as a Light Industrial development which was suitable within an IBP based on the both the fact that B1b floor space was the predominant use proposed and when taking the specific nature of the media and production operation conducted by BSKYB as accepted in Policy BE4 of the BAAP.

7.19 The application site now extends beyond the allocation in the BAAP and includes the former Harrods Warehouse site measuring approximately 4.3ha. If the scheme proposed were to be built at the top end of the B1a floorspace figures quoted it could not therefore reasonably be described as industrial. This together with the loss of the Harrods site, the quantum of existing offices and retail uses already within the IBP would potentially leave a relatively small amount of industrial capacity within the designated site and could therefore harm the industrial function of the site.

7.20 In terms of net loss of industrial capacity as discussed at the PPA this needs to be defined as loss of industrial jobs or floorspace or land. Much clearly depends on how the redevelopment itself is described. As stated above the application needs to make clear how much and where the ancillary B1a units are and overall on the site the impact especially on land. The application points to the overall increase in industrial floorspace and points to the overall job number increases but does not refer to the overall impact on just industrial jobs.

7.21 The impact of the proposal on industrial land is less clear. The proposal site in the BAAP is allocated for industrial use as is the 4.3ha warehouse site to the north. Work is currently ongoing on the assessment of the loss of industrial land.

7.22 Policy EP7 states that proposals for office development (B1a) within the IBP will be subject to Policy EP 1, unless it is ancillary to the primary use of the premises for industrial and related uses.

7.23 This policy directs new office based employment to the most appropriate and accessible locations and provides criteria to assess proposals for other locations. Once again the application needs to differentiate between ancillary and head quarter office development on the site and justify why this all needs to be accommodated on this site. The final criteria against which this floorspace needs to be assessed is that ‘the site is or will be made accessible by sustainable modes of transport’. Whilst the application identifies improvements to the train services in the vicinity of the site there is no anticipated significant improvement to the accessibility of the site by public transport and it will remain poor in terms of its PTAL rating. The supporting text to policy BE4 states ‘the company [BSKYB] will be expected to work in partnership with the Council to deliver a scheme that is as sustainable as possible given its out of town location and poor public transport accessibility’. Reference is also made later in the supporting text that ‘High trip generating development would only be acceptable if access by public transport could be substantially improved’. The approach taken in the application is centred on getting SKY employees to the site but not in making a significant contribution to improving the public accessibility of the site itself.

7.24 This approach needs to be justified and the potential legacy of providing 137,00sq.m of office space in a location with a PTAL of 2 should be addressed. It is noted that with the existing shuttle bus operation the PTAL of the site increases to 3. The application is based on the restriction of carparking numbers on the application site and a significant modal shift for staff from car to public transport. Consideration needs to be given to whether the phasing of each development being able to proceed provided specific modal targets have been met, unless additional public transport improvements are completed.

7.25 Policy EP1 goes on to state that proposals for new office floorspace will be directed towards the Borough’s town centres, unless the office space is limited in scale or ancillary to the primary use of the site. The policy recognises that the Great West Road has historically been a key employment location for business and the existing office buildings continue to provide many jobs. However, until there are significant improvements in public transport, the ‘Golden Mile’ will continue to be a car based office environment, which is inappropriate for new office development.

7.26 In addition, to locate additional office floorspace outside of the Brentford Town Centre has the potential to adversely impact on the regeneration and development of the Brentford Town Centre. Policy E2 (Locations for Employment) recognises that new employment floorspace with a high

employment density or which attracts a high number of visits should be directed to sustainable locations, with the expansion of existing offices outside of these locations limited.

7.27 The justification for the policy recognises that the Great West Road has historically been a key location for large scale offices, including GSK and BSKYB. Whilst the offices continue to have an employment role, it is not currently sustainable to allow the further development of offices in these locations unless there are significant improvements to public transport.

Summary

7.28 Accordingly, there are a number of queries in relation to the application. At the time of writing this report, further information had been sought from the applicant in this regard. Any additional information received prior to the meeting will be reported by way of an addendum.

7.29 Members comments on the proposed land-uses in this location are sought.

Issue 2: Environmental Impact (Air Quality, Noise, Land quality, Flood risk)

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

Air Quality

7.31 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.

The air quality implications of the proposed development in regards to both construction and operation have been assessed in the Environment Impact Assessment. The Air Quality Assessment is currently being reviewed by Council Officers.

Noise

7.32 PPG24 (Planning and Noise) outlines some of the main considerations when determining planning applications that would either generate noise or be exposed to existing noise sources. This issue of exposure to noise is referred to under UDP Policy ENV-B.1.1 (New development); which states that 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; [and] 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.

7.33 A Noise Assessment has been provided as part of the Environmental Impact Assessment. This recognised that there would be some temporary adverse impacts associated with the construction phase of the development on the adjacent commercial sites on Harlequin Avenue and the Gillette site. However, this would be a temporary impact and mitigation measures including screening are proposed.

7.34 The Noise Assessment has concluded that there would be no adverse impact on the residential properties on Syon Lane and McFarlane Lane. Screening of the site boundaries would be implemented.

Land Quality

7.35 Planning Policy Statement 23 states that where land is affected by contamination development can address the problem for a wider community benefit. The London Plan requires remedial measures before development can be undertaken on previously contaminated land.

7.36 The current levels of contamination on the site are not known. The Council’s Land Quality Team are currently reviewing the application.

Flood risk

7.37 The site is not located within a flood zone. The Environment Agency are currently reviewing the application. Any comments received prior to the committee will be submitted by way of an addendum.

Issue 3: Visual Impact and design

7.38 PPS 1 emphasises that design which fails to take opportunities available for improving the character and quality of an area or that is inappropriate in its context should not be accepted. 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.

7.39 The contribution of the scheme to the townscape is therefore considered to be critical.

7.40 It should be noted that the application is an outline planning application and details regarding the appearance of the proposed buildings and detailed design 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.

Existing

7.41 With the exception of Sky Studios and Sky 8, the remainder of the buildings and structures on the site will be demolished. The existing buildings that will be demolished are Sky 1, Sky 2 Sky 3, Sky 4, Sky 6 and Sky 7, as well as Athena Court and the Harrods warehouse.

Figure 4: Existing Buildings on site to be retained

7.42 It is not considered that the existing buildings have any architectural merit that require retention. Each of the Sky buildings are two storeys in height and are generally characterised by banding of grey facades and windows. Under the previous permission the buildings Sky 1, 2 and 3 would have been retained. Athena Court is a three storey building, made of light coloured brick with an atrium feature. This would have been retained within the previous proposal. The Harrods warehouse will also be demolished. This has an existing height of 20m with a flat roof and is a light coloured green and grey.

7.43 It is not considered that any of the existing buildings have any architectural or historical features that require preservation. However, the existing industrial nature of the Harrods warehouse is recognised as part of the Industrial Business Park.

7.44 In terms of vegetation, a number of trees throughout the site will be retained where these are of a good quality. The majority of these would be located alongside Grant Way. There is an existing stand of poplar trees on the northern boundary of the site. The majority of these will be removed, however additional planting is proposed in this location.

7.45 Sky 8 is located off Harlequin Avenue, just south of Sky Studios. The building is a double height, four bay warehouse-type building. This was part of the early expansion of Sky in the 1990s. The building currently contains office accommodation with a data centre, switchboards and support services. These facilities will eventually be moved into the new development, with the building converted to provide for a visitor centre.

7.46 The existing generators and CCHP plant that are located north of Sky Studios will be retained. These will be retained and will contribute towards the overall sustainability strategy for the site.

Scale and massing

7.47 The proposed development would range from three to seven storeys in height, with Sky Studios remaining at eight storeys in height (albeit outside the application site). The mass of the development would be concentrated towards the northern, eastern and centre of the site with the southern and western buildings being smaller in scale.

Figure 5: Proposed Height Strategy

7.48 Plant equipment would not exceed 4.5m from the roof level, and satellite dishes would not exceed 13.5m from roof level. A site wide setback would ensure that plant and equipment was setback from the facades of the building.

7.49 Reductions in the overall height and massing of the proposed development have been made through consultation with Council officer’s through the PPA process prior to submission.

7.50 The site is surrounded by a variety of different character areas, including Metropolitan Open Land (MOL) and industrial land, with residential development also in close proximity. Accordingly, consideration has been given to the proposed massing and scale of the development for a number of viewpoints.

7.51 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. A Design and Access Statement, including a Townscape and Visual Impact Assessment has been provided with the application.

7.52 The surrounding residential environment includes Oaklands Avenue, Syon Lane, Syon Park Gardens and the residential environment to the south of the A4. The applicant’s townscape assessment has concluded that due to the alignment of the streets, the mature street trees and the scale of the proposed development that it is unlikely that the proposed development would be visible from the majority of properties.

7.53 However, the closest residential properties are located on Oaklands Avenue and adjoin the MOL which contains the Grasshoppers Rugby Football Club and Goals Sports Centre. Within the immediate environment surrounding the site, the development will be visible. Ongoing discussions are taking place to refine the design and reduce any unacceptable impact.

7.54 The existing Sky Studios is visible within the wider outlook, as is the existing Harrods warehouse. The proposed development would be visible in the skyline and would result in a larger scale, more continuous development to the edge of the playing fields. It however would be punctuated by existing vegetative planting. The new development would screen the existing Sky Studios. The dwellings would retain an open outlook onto the playfields, and existing vegetation would be retained.

7.55 The applicant has concluded that the development will have a neutral to moderate effect on the setting of the Grade II listed Boston Manor Station. The development would be visible from the platforms of the station across the open playing fields, however the development would be seen in conjunction with the existing Sky Studios. The variation in the skyline as a result of the layout of the building on the site, and the angled ends of a number of blocks, will result in a layered townscape scene. A light colour palette is proposed and this would complement the existing Sky Studios and would ensure the development does not create a dominant presence on the skyline.

7.56 There is a significant amount of open space to the west, north and east of the subject site. This includes Osterley Park (Grade II*), Syon Park (Grade I), MOL Land including Wyke Green Golf Course. There are also a number of conservation areas, including the Grand Union Canal and Boston Manor Conservation Area to the north-east, Osterley Park Conservation Area to the north-west, The Butts Conservation Area to the east, Isleworth Riverside Conservation Area to the south and Spring Conservation Area to the south-

west. Consideration has been given to each of the conservation areas, including the Kew World Heritage Site.

7.57 The applicant’s Townscape Assessment has concluded that the proposal would create a new campus with a distinctive character and sense of place, and would not harm the settings of the local conservation areas, Listed Buildings or registered landscapes.

7.58 Consideration has also been given to the visual impacts of the construction phase of the development within the assessment. The construction will be phased, and whilst the construction will be visible it will not encompass the entire site at any one time.

7.59 The Design and Access Statement and Townscape Assessment are currently undergoing detailed consideration. Member’s comments are sought on the appearance of the proposed development in this location.

Issue 4: The impact on amenity of neighbouring properties

7.60 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.

7.61 Harlequin Avenue and the West Cross Centre are located to the east of the site. This generally contains light industrial and office accommodation.

7.62 The existing Gillette Factory is located to the immediate south. This is currently vacant and there are plans for the redevelopment of the site.

7.63 Tesco’s Superstore is located to the south and immediately adjoins the site.

7.64 To the west of the site is the Metropolitan Open Land area, Grasshoppers Rugby Football Club and the residential properties within Oaklands Avenue.

7.65 Full consideration will be given towards the impact of the proposed development on the neighbouring properties, during both construction and operation phases. Due to the orientation of the site and the site location it is not considered that the proposal is likely to result in any overshadowing or loss of light to surrounding properties.

7.66 A key consideration will be the impact of the proposed development on the outlook of the residential properties within Oaklands Avenue. The residential properties adjoin the existing rugby and football grounds. The proposed development will be visible within the wider outlook, however it will be softened by the distance across the open fields and the design and layout of the proposed development. Further consideration is being given to the detailed design.

7.67 Member’s comments on the impact of the proposed development on the amenity of the adjoining properties are sought.

Issue 5: Traffic and parking

7.68 Planning Policy Guidance 13 (Transport) sets out to integrate planning and transport at the national, regional, strategic and local level to promote more sustainable transport choices for moving people, promote accessibility to jobs, shopping, leisure facilities and services by public transport and reduce the need to travel, especially by car.

7.69 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.

7.70 Policy EP1 of the EDPD also direct that sites should be made accessible by sustainable modes of transport.

7.71 The 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.

7.72 A Transport Statement Assessment report has been submitted.

7.73 The applicant has stated that over the last five years BSkyB have implemented a successful Travel Plan which has resulted in a reduction in the number of staff using private cars to access the site.

7.74 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.

7.75 The figures within the application are based on a parking provision of 1,750 car parks on site for the completed masterplan. The previous scheme provided a parking provision of 1,689 spaces.

7.76 The application has retained the option to undertake a feasibility study for the implementation of a Controlled Parking Zone (CPZ) in the local necessary. If a CPZ is determined necessary then BSkyB would support funding necessary to introduce the CPZ. A baseline study of the existing parking availability in the immediate surroundings has been undertaken.

7.77 The proposal includes a link road between Grant Way and Harlequin Avenue. This would therefore provide two access and egress points for the development.

7.78 The Transport Assessment indicates that 60-70% of staff work the traditional office hours, with the remainder working shift hours which mean staff are commuting outside of the commuter peaks.

7.79 The assessment provided has concluded that the proposed development can be contained within the existing transport network. However, it is recommended that station improvements are undertaken at Syon Lane Station to reduce passenger congestion. It is also recommended that proposals to signalise the Syon Lane/Grant Way junction are implemented.

7.80 It is noted that consultation is being undertaken with Transport for London and the application documents are being reviewed. However officers are still working in partnership with Transport for London to review the transport modelling that informed this conclusion, in particular in the light of a number of junctions nearing saturation levels (capacity) in the vicinity when the development is fully completed. Consideration is also being given to how the public (or collective, private) transport accessibility improvements achieved through a flexible shuttle bus network is both assessed and secured.

7.81 Member’s comments are sought in relation to the transport impacts of the proposal.

Issue 6: Sustainability

7.82 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.

7.83 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.

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

7.85 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

7.86 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.

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

7.88 An Outline Energy Statement and Sustainability Statement have been provided. There is currently a CCHP Plant under construction on the site. This will serve the Sky Studio’s building, but initial investigations show that this can be extended to include a boiler plant, absorption chillers and an internal store to serve the entire campus development.

7.89 It is intended that each building would attain an ‘Excellent’ BREEAM rating.

7.90 Within the development, 15% of the building roof area will be reserved for the installation of PV panels. A minimum of 10% of the roof space will be green roofs.

7.91 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 29% on regulated energy levels compared to the baseline.

7.92 The application and relevant statements are still under detailed consideration by the Council’s Sustainability Officer. However, Member’s comments on the proposed scheme are sought.

Issue 6: Planning obligations

7.93 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.

7.94 Government Circular 05/2005 provides guidance on the use of planning

obligations, which may impose a restriction or requirement, or provide for payment of money from the developer to make acceptable development proposals that might otherwise be unacceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (which was adopted in March 2008) contains guidance on the imposition of planning obligations in compliance with Circular 05/2005. These obligations

may offset shortfalls in the scheme or mitigate the impacts of the development.

7.95 The applicant has submitted draft Section 106 Heads of Terms Topics. The headings include:

- Public Realm

- Construction Training

- Job brokerage and training

- Syon Lane pedestrian crossing contribution

- Syon Lane Station accessibility contribution

- CPZ contribution

- Air Quality contribution

- Creative and media industries support commitment

- Education commitment

- Listed building contribution

- Street tree contribution

- Canal route contribution

- Community Infrastructure Levy.

7.96 It is noted that the previous 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.

7.97 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).

7.98 It is noted that the proposed development is likely to be subject to the Mayor’s Community Infrastructure Levy. This would potentially impact on the contributions that were able to be taken for the proposed 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, which is available at:

http://www.hounslow.gov.uk/index/council_and_democracy/equality/eias/environment_eias.htm 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.

Relevant Section of Relevance Test

Offices/R&D/Light Industry

9.0 RECOMMENDATION

It is recommended that Members comment on the application and that Members’ comments be reported to Sustainable Development Committee if an acceptable scheme can be negotiated.

Background Papers:

The contents of planning file ref.00558/A/P43 save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2.