planning committee 9 january 2020 references...3.0 relevant history 396-400 chiswick high road: 3.1...
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PLANNING COMMITTEE 9 January 2020
Jessie Rotrand [email protected]
References: P/2019/0566 00248/396-400/P21
Address: 396-400 Chiswick High Road, W4 5TF
Proposal: Demolition of existing retail units (A1 Use Class) to facilitate erection of ground plus five storey building comprising (six storeys in total); two retail units (A1 Use Class) at the ground floor and 34 residential units (C3 Use Class) on the floors above, provision of internal cycle parking and bin storage, and associated works
This application is being taken to Planning Committee as a Major Scheme with a Legal Agreement
1.0 SUMMARY
1.1 The applicant seeks planning approval for demolition of the existing two storey retail building to re-provide retail at ground floor and also provide 34 homes over five floors above and would provide 23.5% of on-site affordable housing.
1.2 The scheme would include a three storey frontage along Chiswick High Road, with stepped back upper floors to a total height of six storeys and is considered to be of a high quality design that would preserve the character and appearance of the wider Turnham Green Conservation Area.
1.3 The principle of the development would be acceptable in this location. Additionally, the development would result in an acceptable standard of accommodation to neighbouring residential properties and would not harm the local road network.
The application is recommended for approval subject to safeguarding conditions and the completion of a S106 legal agreement.
2.0 SITE DESCRIPTION
2.1 The application site comprises of a two-storey building on the northern side of Chiswick High Road which forms part of Transport for London’s Strategic Road Network (SRN).
2.2 The site is in use as retail premises with active frontages along Chiswick High Road. The rear of the site adjoins Essex Place, where servicing and deliveries are presently undertaken.
2.3 To the south of the site is Turnham Green and Grade II Listed Christ Church. On either side of the application site are three storey properties, while the vacant, Empire House (11 storeys) is located in close proximity to the west of the application site.
2.4 The site falls within the Turnham Green Conservation Area, Floodzone 3,
and Chiswick Town Centre and is also located along a primary shopping frontage.
2.5 The site has a Public Transport Accessibility Rating (PTAL) of 4 with good accessibility to public transportation.
3.0 RELEVANT HISTORY
396-400 Chiswick High Road:
3.1 00248/396-400/P1 Erection of shops, showrooms, offices and warehouse.
Approved: 25/06/1955
3.2 00248/396-400/P5 Erection of Supermarket
Approved: 2905/1958
3.3 00248/396-400/P20 Retention and continued use of garage in connection with adjoining retail premises.
Approved: 16/05/1977
Empire House:
3.4 00248/408-430/P1 Comprehensive redevelopment of the site for residential led mixed use development, including the change of use and alterations and additions to Empire House to residential accommodation (C3) including at plant level with recladding and addition of balconies to the existing tower, provision of residential floorspace across the remainder of the site including a erection of a 7/8 storey block and four 3-storey townhouses on Essex Place and a 5-storey block on the corner of Essex Place and Acton Lane, creating a total of 137 dwellings, retention and additions to the existing commercial space (A1 and A3 uses) including additional storeys to existing units, landscaping works and improvements to the public realm, cycle parking and creation of on and off-street parking
Approved with a legal agreement: 02/04/2015
4.0 DETAILS OF PROPOSAL
4.1 The proposed development comprises the demolition of the existing two-storey building and the erection of a six storey building with a stepped design. The development comprises:
34 Residential Units (Class C3) (5 x 1B1P, 7 x 1B2P, 14 x 2B3P, 8 x
2B4P) split over floors 1-5.
421 square metres of retail floor area split between two units (Class A1) on the ground floor
Servicing towards the rear, accessed via Essex Place
56 long-stay cycle parking spaces would be provided for residents, 4 cycle parking spaces would be provided for staff split between the two retail units.
10 new short-stay cycle parking spaces would be provided on the footway along Chiswick High Road
Figure 1: Proposed Front Elevation (South)
Figure 3: CGI street context
Figure 2: CGI view towards Empire House
4.2 The building would have a maximum height of 20.96m. The building would measure 22.56m wide on the Chiswick High Road Elevation and 24.64m wide on the Essex Place Elevation.
4.3 The proposal contains a total of eight affordable homes (23.5% of total units, 50% of habitable rooms) all of which would be shared ownership and four of the units would be wheelchair accessible (11.8%).
5.0 CONSULTATIONS
5.1 A site notice was posted on 18/03/2019 and a press notice advertised on 01/03/2019.
5.2 81 residents/businesses were notified on 20/02/2019; four objections were received as summarised below:
Comment Response
Too high Please see assessment paragraphs 9.18-9.30
Harm to the character of the conservation area
Please see assessment paragraphs 9.18-9.30
Loss of light to neighbours Please see assessment paragraphs 9.31 – 9.46
Overlooking and loss of privacy to neighbours
Please see assessment paragraphs 9.31 – 9.46
Works must not block extractor vent on the party wall
Party wall matters are not a material planning consideration
Harm to neighbouring amenity spaces Please see assessment paragraphs 9.31 – 9.46
Overbearing due to the scale and massing
Please see assessment paragraphs 9.18-9.30
Over-development of the site Please see assessment paragraphs 9.21
No privacy screens to balconies Full details to be secured via condition – please see assessment paragraphs 9.31 – 9.46
Security risk to neighbouring properties
No access from the application site to neighbouring properties would be afforded and security preserved
Increased parking stress Please see assessment paragraphs 9.48 – 9.51
5.3 The application was added to the Pending Decisions List for Week 45 (08112019 – 15/11/2019) confirming the scheme would be forwarded to a planning committee.
5.4 The West Chiswick and Gunnersbury Society responded indicating that they support the proposed development but provided the following comments:
Greater attention should be paid to the design of the shop units to reflect the Council’s Shop Front Design Guidelines SPD with the introduction of glazing bars and stall risers and suitable fascias, awnings and external illumination
Request that details for the following be secured via condition: drawings of a typical bay, samples of all external materials, any shopfront glass shall be clear and not mirrored, removal of permitted development rights for satellite dishes, and that any planting or structures on the roof terrace do not impact the skyline
Transport for London
5.5 Transport for London responded advising of suggested conditions.
London Fire Brigade
5.6 London Fire Brigade confirmed that The Commissioner is satisfied with the proposal, subject to the adherence with the additional information provided dated 10/05/2019.
Thames Water
5.7 Responded and did not raise any objection to the application.
Environment Agency
5.8 Responded and did not raise any objection to the application.
Lead Local Flood Authority
5.9 Any further response will be forwarded to planning committee via addendum to this report.
6.0 POLICY
Determining applications for full or outline planning permission
6.1 Determination must be made in accordance with the development plan unless material considerations indicate otherwise. Local finance considerations must also be assessed.
The National Planning Policy Framework
6.2 The National Planning Policy Framework (NPPF) came into force on 27 March 2012 and the revised version was published on 19 February 2019 and has replaced national policies and guidance formerly contained in Planning Policy Statements and Planning Policy Guidance notes and some other documents. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF is a material consideration and as such, it will be taken into account in decision-making as appropriate.
The Development Plan
6.3 The Development Plan for the Borough comprises the Council’s 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.
Determining applications in a conservation area
6.5 In considering whether to grant planning permission with respect to any buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of the conservation area.
7.0 Adopted London Plan Policies
3.3 Increasing Housing Supply
3.4 Optimising Housing Potential
3.5 Quality and Design of Housing Developments
3.8 Housing Choice
3.10 Definition of Affordable Housing
3.12 Negotiating Affordable Housing on Individual Private Residential
and Mixed Use Schemes
4.7 Retail and Town Centre Development
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
7.8 Heritage Assets and Archaeology
8.0 Draft London Plan Policies
GG2 Making the Best Use of Land
GG4 Delivering the Homes Londoners Need
GG5 Growing a good economy
GG6 Increasing efficiency and resilience
SD6 Town centres and high streets
D2 Delivering Good Design
D3 Inclusive Design
D4 Housing Quality and Standards
D5 Accessible housing
D6 Optimising Housing Density
D10 Safety, security and resilience to emergency
D11 Fire Safety
D13 Noise
H1 Increasing Housing Supply
H2 Small Sites
H5 Delivering Affordable Housing
H7 Affordable Housing tenure
H8 Monitoring Affordable Housing
H12 Housing size mix
HC1 Heritage Conservation and Growth
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
8.1 Local Plan
TC1 Town and Neighbourhood Centre Network
TC2 Ensuring the Future Vitality of Town Centres
TC3 Managing the Growth of Retail and Other Town Centre Use
TC4 Managing Uses in Town Centres
CC1 Context and Character
CC2
CC3
Urban Design and Architecture
Tall Buildings
CC4 Heritage
SC1 Housing Growth
SC2 Maximising the Provision of Affordable Housing
SC3 Meeting the Needs for a Mix of Housing Size and Type
SC4 Scale and Density of New Development
SC5 Ensuring Suitable Internal and External Space
ED1 Promoting Employment Growth and Development
ED2 Maintaining the Borough’s Employment Land Supply
ED4 Enhancing Local Skills
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
EC1 Strategic transport connections
EC2 Developing a sustainable local transport network
IMP1 Sustainable development
IMP3 Implementing and monitoring the Local Plan
8.2 Turnham Green Conservation Area Appraisal
8.3 London Plan Housing SPG 2016
9.0 PLANNING ISSUES
9.1 The main planning issues to consider are:
The principle of the proposed development
Affordable housing, mix and tenure
Design, Appearance and Impact on Heritage Assets
Quality of accommodation
Impact on neighboring residential amenity
Transport, parking, servicing and access
Sustainability
Environmental Considerations
Planning Obligations
The principle of the proposed development
7.1 The National Planning Policy Framework (“NPPF”) emphasises three elements to sustainable development: economic, social and environmental, with new development to make a positive contribution to each.
9.2 The NPPF sets out guidance in relation to key planning principles including building a strong economy, ensuring the vitality of town centres, promoting sustainable transport, delivering a wide choice of affordable homes, good design, promoting healthy communities, protecting open space and the built environment, conserving the historic environment, and meeting the challenge of climate change.
9.3 Policy SC1 of the Local plan states that the Council will support proposals for new development and conversions on other sites, including small sites, in the context of presumption in favour of sustainable development.
Retail/Town Centre
9.4 Local Plan Policy TC1 and TC2 supports development initiatives that promote and contribute to the regeneration of the borough’s town centres. Additionally, Local Plan Policy TC4 seeks to maintain a high proportion of retail uses along primary frontages. London Plan Policy 4.7 supports a proactive approach to improve the quality of retail floorspace and managing growth within town centres while Draft London Plan Policy SD6 states that the character and function of high streets within town centres should be promoted and enhanced.
9.5 The site is located within Chiswick Town Centre and along a primary shopping frontage. The proposal would include a net reduction in retail floorspace on-site, from 1197sqm over the existing ground and first floors, to 421sqm on the ground floor. However, a strong retail frontage would be retained, delivering high quality units, in accordance with the aims of the
Local Plan’s town centre policies.
9.6 Additionally, the proposal would contribute to the regeneration of the Chiswick Town Centre, as the site is located along a section of the High Road which makes a poor contribution to the town centre, with the vacant Empire House and associated units within close proximity to the west. The scheme provides an opportunity to regenerate this part of the town centre, while retaining a strong retail frontage.
Residential
9.7 In relation to new housing, the London Plan encourages high quality schemes for housing developments that make more efficient use of land. It states that good design should contribute positively to making places better for people. Design which is inappropriate in its context, or which fails to take opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.
9.8 London Plan Policy 3.3 (Increasing London’s Housing Supply) recognises the need for more homes in London so as to promote opportunity and provide a real choice for all Londoners in ways that meet their needs affordably.
9.9 Policy 3.4 (Optimising Housing Potential) states that, taking into account local context and character, the design principles outlined in Chapter 7 of the Plan and public transport capacity, development should optimise housing output for different types of location.
9.10 Draft London Plan Policy H1 would increase the Borough’s Housing Target to provide for 21,820 homes over the plan period (2019/20-2028/29).
9.11 The Government, Mayor of London and the Council place great importance on the need to optimise sites so as to provide high quality affordable homes for local people. It is considered that this site could sustainably help meet the need to provide additional housing in the Borough.
9.12 Draft New London Plan SD6 also states that town centres should be promoted and enhanced by identifying locations for mixed-use or housing-led intensification to optimise residential growth potential, securing a high-quality environment and complementing local character and heritage assets of which this site qualities.
9.13 The proposal would deliver 34 new homes on-site, located on the upper floors, in accordance with Local Plan Polcy TC4, which encourages effective use of the upper floors to contribute to the town centres vitality, such as residential use.
9.14 In light of this, the housing element of the proposal would be acceptable in principle in accordance with NPPF, London Plan policy 3.3, Draft London Plan policy H1 and SD6 and Local Plan policy SC2 and TC4, provided it complies with other planning issues, as assessed below.
Affordable Housing, Mix and Tenure
9.15 London Plan policy 3.12 states that, in negotiating affordable housing in
private schemes, Boroughs should seek the maximum reasonable amount of affordable housing while Local Plan Policy SC2 refers to a strategic borough-wide target of 40% of all new housing as affordable. 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 is 60% affordable rent and 40% intermediate housing. We will therefore expect development proposals to be accompanied by an open book viability assessment and any supporting evidence to demonstrate the maximum provision of on-site affordable housing.
9.16 The current housing mix breaks down as follows:
Unit size No. of units % of units
1B1P 5 14.7%
1B2P 7 20.6%
2B3P 14 41.1%
2B4P 8 23.6%
Total 34 100
Affordable housing:
9.17 As this proposal is not securing the Council’s policy SC2 requirement of 40% affordable housing within the development at the outset of the scheme, an additional review would be applied at the outturn to ensure the maximum reasonable level of affordable housing would be provided upon completion of the scheme. Should the level of affordable housing increase to 40% before project completion this outturn review would not be required.
Unit type Shared ownership
1B1P 2
1B2P 2
2B3P 2
2B4P 2
Total 8
9.18 While the affordable housing offer is not policy compliant in relation to the quantum or tenure mix, the specific circumstances of individual sites need to be taken into consideration when assessing affordable housing provision, as indicated by London Plan Policy 3.12. While alternative offers were discussed with the Council’s Housing Team the current offer was determined to maximise the on-site affordable offer under the confines of the site constraints.
9.19 The affordable housing provision has been examined by an independent third party, as well as the Council’s Housing Team who have indicated that the offer would be the maximum reasonable amount of affordable housing deliverable on-site.
9.20 In terms of the shared ownership units, the following would be ensured:
Rent on unsold equity would be secured at 1.5% within the s106
The properties would be marketed within the borough in line with the Council’s Marketing Strategy, exclusively for first 6 months, then offered to the West London sub-region for a further 9 months before expanding to the Pan-London area
To ensure maximum mortgage availability and continued affordability for the units, the shared ownership leases would not have a rising ground rent formula
Standard of Proposed Residential Accommodation
9.21 Local Plan policy SC4 (Scale and design of new housing development) seeks to balance the need to make efficient use of land and achieve high quality design and accessibility, whilst respecting local context and character and existing residents’ living conditions. It states that the density set by London Plan policy 3.4 (Optimising housing potential) will help guide the design and scale of new housing, but that the Council expects developments to be responsive to the context and character of any site and its setting. The proposed site density would be in accordance with the density matrix and is considered appropriate to optimise the potential of the site in line with the London Plan and Adopted Local Plan.
Internal and Amenity Space Provision
9.22 Local Plan Policy SC5 refers to minimum internal space standards, requiring all new housing to comply with the Nationally Described Space Standards. These are based on the minimum gross internal floor area (GIA) required for new homes relative to the number of occupants, whilst also taking account of commonly required furniture and storage spaces needed for different activities and for moving around, in line with ‘Lifetime Home’ standards. All of the flats would meet or exceed these standards.
9.23 The provision of good quality, usable amenity space and children’s play areas is fundamental to good planning. The quality and quantity of the amenity space in developments of this size is important and should make adequate provision and accessibility for all residents. These spaces should be private and secure with safe and convenient access. For flatted schemes, communal areas are generally acceptable, although individual flats should have areas immediately adjoining private outdoor space for their sole use.
9.24 Thus, Local Plan policy SC5 (Ensuring Suitable Internal and External Space) states that a minimum of five square metres of private outdoor space should be provided for each 1-2 person dwelling and an extra square metre for each additional occupant. This can be provided in the form of usable balconies, roof terraces or private garden space. Communal external space of 25sqm/flat should also be provided. The policy also states this can be reduced by the area of private space provided for each flat.
9.25 All the proposed flats would benefit from private amenity spaces that meet or meet or exceed the policy requirement as summarised below:
9.26 However, no communal amenity space would be provided. While although this would be contrary to Local Plan Policy SC5, given the generous private amenity space afforded to many of the flats, and the location of the application site across the road from Turnham Green, which provides high quality useable amenity space, and the fact that the site is within the town centre, on balance an appropriate standard of amenity space would be afforded to future occupants.
Sunlight/daylight/outlook
9.27 The scheme includes 58.8% dual aspect units, with an internal configuration to ensure none of the single aspect units are solely north facing, and would rather be both east and west facing. Outlook for each unit is considered appropriate for the urban context.
9.28 In relation to sunlight, 73.53% instead of the recommended 80% of living
rooms face within 90 degrees of south. However, the BRE recognises that for larger developments of flats, especially those with site constraints, it may not be possible to have every living room facing within 90° of south and that when direct sunlight cannot be achieved, developers should demonstrate how daylight standards proposed within a scheme would achieve a good amenity for residents.
9.29 In regards to daylight, 97.77% of habitable rooms within the development would meet BRE standards in relation to daylight, with two living rooms on the first floor falling short (Units 13 and 15). However, these two units have access to 15sqm and 21sqm of private external amenity space respectively which would provide an acceptable standard of amenity for future occupants and on balance, it is considered that the development would deliver a high quality of accommodation future occupants.
Inclusive design
9.30 Four (11.7%) of the residential units would be wheelchair accessible and meet part M4(3) of the Building Regulations. The remaining units would be accessible and adaptable dwellings and meeting M4(2), with the exception of four 1B1P Person units which cannot achieve M4(2). This is because these units benefit from a shower rather than a bath. The inclusion of a bath, whilst satisfying M4(2), would result in non-compliance with the NDSS. 88.2% of the units would meet either part M4(2) or M4(3) of the Building Regulations and is considered acceptable.
Design and Impact on Heritage Assets
9.18 The NPPF requires that development should achieve good design, respond to local character and history, and reflect the identity of local surroundings, including materials, and prevent harm or loss to designated heritage assets, while not preventing or discouraging appropriate innovation.
9.19 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.
9.20 In addition, Local Plan Policy SC4 (Scale and Design of New Housing Development) seeks new development that balances the need to make efficient use of land, to achieve high quality design and accessibility, to respect local context and character while protecting existing residents’ living conditions.
9.21 Local Plan Policy CC1 (Context and Character) states that development
should respond to the design recommendations for each character area and
urban type within which their development proposal falls while Policy CC2
(Urban Design and Architecture) states that development should ensure a
high quality of urban design and architecture to create attractive
developments.
9.22 Policy CC4 (Heritage) outlines that the Borough is required to conserve and
take opportunities to enhance the significance of the borough’s heritage
assets as a positive means of supporting an area’s distinctive character and
sense of history. The decision maker has a duty to pay special attention to
the preservation of the character and setting of heritage assets, including
Conservation Areas.
9.23 The application site is located within the Turnham Green Conservation Area, situated on the northern side of Chiswick High Road, directly opposite Turnham Green. While the predominant building heights along the High Road is that of three-storey terraces, the application site is also two properties to the east of Empire House, a vacant eleven storey building, with extant permission for an eight storey tower.
9.24 The existing building is two-storeys and metal clad and makes a poor contribution to the character and appearance of the wider conservation area.
9.25 The proposed building has been designed with upper floors that would be set-back from Chiswick High Road with the first three floors flush with the prevailing building line along Chiswick High Road, with each subsequent floor including a step-back from the front elevation. Therefore, while although the height of the building would exceed the prevailing heights in the area, the set-back upper floors reduces the bulk and presence of the building in the streetscene in order to relate to the massing along Chiswick High Road. Additionally, the upper floors have been designed with a lighter material palette, and increased glazing, in order to reduce its visual bulk on upper floors in order to further respect the prevailing character and form of the High Road.
9.26 While typically such heights would not be supported along the High Road and within the Turnham Green Conservation Area, the application site and proposed block must be understood within its context and proximity to both the existing and consented Empire House tower. Given its sitting in relation to Empire House, the building’s height and massing would appear appropriate in views towards Empire House and against this back drop the proposed building would not appear incongruous or have a dominating or overbearing impact on the High Road or character of the wider conservation area. Full details of bay studies for upper floors would be secured via condition in order to ensure the delivery of a high quality design.
9.27 Two retail units would be located on the ground floor and would therefore deliver a strong active frontage along Chiswick High Road. Bay studies of the shopfronts have been submitted, illustrating a modern interpretation of the more traditional shopfronts found within the wider Conservation Area, with a glazed shopfront and the introduction of stall risers to reference the wider area. This approach is considered acceptable, and the shopfronts would appear congruous within their wider context and preserve the character of the Turnham Green Conservation Area.
9.28 Given its positioning and distance, the development would not impact the setting of the Grade II Listed Christ Church to the south-east of the application site.
9.29 Additionally, an aboricultural method statement has been submitted, indicating that the proposed development would not require the removal of any trees, and protection measures of all trees within the vicinity would be put in place.
9.30 It is therefore considered that the proposed development would be of an appropriate height, scale and design which would contribute positively to the street scene and general townscape without appearing as an unduly prominent or overbearing feature, and would also preserve the character and appearance of the Turnham Green Conservation Area. With appropriate safeguarding conditions to ensure a high quality finish, the proposal is considered to be acceptable and appropriate for this site and in accordance with Local Plan policies CC1, CC2, SC4 and CC4.
Impact on the neighbours
9.31 The NPPF requires sustainable development and, as part of this, development should aim to avoid harm to the local environment, which includes neighbouring amenity.
9.32 London Plan Policy 7.6 states that buildings should not unacceptably affect surrounding land and buildings, particularly residential buildings in relation to privacy, overshadowing, wind and microclimate.
9.33 Policy CC2 of the Local Plan states that development proposals should provide adequate outlook, minimise overbearingness and overshadowing, and ensure sufficient sunlight and daylight to proposed and adjoining/adjacent dwellings.
9.34 Neighbouring residential properties are located to the east of the application site at No.8 Essex Place as well as at Nos.392a and 394 Chiswick High Road. Additionally, there are residential properties to the west of the application site at No.4 Essex Place (Rear of 402 Chiswick High Road).
9.35 Additionally, planning permission has been granted for residential accommodation at 414 Chiswick High Road (Empire House), as well as to a re-development of No.8 Essex Place to the east (P/2017/5193).
Daylight, Sunlight and Outlook
9.36 The current building at no.8 Essex Place has an L-shape with a two bedroom unit split over two-floors positioned to the east of the site. A studio space is located on the eastern side which would receive a reduction in its Vertical Sky Component (VSC) to below BRE standards, however it would pass the BRE Stage 3 test of daylight distribution to the room. Additionally, the property’s main habitable rooms: kitchen, dining and reception room would remain unaffected and the development would therefore not harm this neighbour’ living conditions.
9.37 However, the impact of the proposed development on the consented scheme at No.8 Essex Place must also be assessed. The consented scheme would re-develop the site and erect a four-storey mixed use building with residential on upper floors and would be located 6.92m from the southern side of the approved building, and 5.94m from the northern side, however flank windows on the eastern elevation are high level, serving
bathrooms at floors 1-2 and a living room at floor 3. The kitchen/dining rooms of two units on the first floor and two units on the second floor would have reduced daylight below BRE standards. However, it is noted that the primary outlook from the living room is afforded on the northern and southern elevations of the building. Given, this relationship, the proposed development would not have an overbearing impact on the approved scheme, nor would it result in an undue loss of privacy by way of overlooking and on-balance it is considered that acceptable standard of accommodation would be afforded to future occupants of this development were it to be built out.
9.38 The development would not result in an undue loss of light to Nos. 392A-394 Chiswick High Road, meeting BRE standards for the VSC, nor would it result in a loss of outlook or have an overbearing effect.
9.39 The Stage 3, Daylgiht distribution test carried out for the effects on No.4 Essex Place, located to the west of the application site, indicates that all rooms would meet the BRE standards apart from one bedroom on the second floor. The BRE places greatest significance on kitchen/dining rooms, and it is therefore considered that this reduction in daylight would provide an acceptable standard of accommodation for this property. This property would still receive an appropriate outlook.
9.40 Additionally, the impact of the proposed development on the consented Empire House scheme must also be assessed. The Empire House scheme contains both a block to the west of the application site, in the location of the currently vacant office block, as well as a second block on Essex Place adjacent to the Sainsbury’s store. ADF levels have been assessed, indicating that four living rooms and two bedrooms in the Essex Place block would be reduced below BRE standards, however, apart from the ground floor rooms, it is noted that they are located beneath overhangs BRE recognises that where balconies and other overhangs are above a window, the room inevitably receives less daylight. Where this occurs, BRE recommends an additional calculation without the overhang in place. When this test is carried out, the results confirm the daylight within the rooms would be BRE compliant in all locations. When this occurs BRE confirms the major obstruction to daylight is the presence of the existing overhang, rather than the proposed development. Therefore only two rooms would fall below BRE standards and on balance it is considered that acceptable standard of accommodation would be afforded to future occupants of this development were it to be built out.
9.41 In regards to the Empire House Block, the Daylight report indicates that the impact would all be BRE compliant, apart from one bedroom, which as in the case above, when taking account of the overhang, would be considered acceptable, in compliance with the BRE standards.
9.42 Submitted details indicate that all neighbouring residential properties would receive annual and winter sunlight values in accordance with the BRE recommendations, with the sole exception of the flank studio on ground floor at no.8 Essex Place. However, as indicated above, all main habitable rooms; kitchen, dining and reception room, would remain unaffected and the development would therefore not harm this neighbour’ living conditions.
Overlooking
9.43 The design and layout of a development should ensure sufficient privacy for its intended residents and other dwellings. The London Plan recommends distance of between 18-21 metres as a normal benchmark between windows which directly face those of other premises, where these give light and outlook to rooms normally occupied during the day. While neighbouring residential buildings would be located less than 18m from the proposed block, given the orientation of the proposed block, no habitable room windows would directly face those of other premises and would therefore not result in an undue loss of privacy to neighbouring residential properties.
9.44 The proposal would include flank and rear balconies on floors 1-5 which could give rise to the perception of overlooking of neighbouring gardens and other amenity spaces. However, given the siting and orientation of the balconies, and the separation to neighbouring gardens/amenity areas, it is not considered that this would give rise to a significant loss of privacy for existing residents, noting in particular the urban character of the surrounding area where garden areas and balconies are overlooked by existing properties. However, full details of the proposed balustrades and privacy screens to the balconies would be secured via condition in the interest of neighbours’ living conditions.
Noise and general disturbance
9.45 The proposal is for a mixed-use development in a Metropolitan Town Centre where a variety of uses exist in harmony. It is therefore anticipated that the proposed uses would not result in a significant increase in noise and disturbance to existing residents and would be acceptable.
Summary
9.46 In summary, neighbouring residential properties would receive appropriate sunlight, outlook and no undue increase in loss of privacy. Additionally, the vast majority of neighbouring residential habitable rooms would receive appropriate daylight within an acceptable range, as defined by the BRE, with a few exceptions falling short. However, on balance, and considering the urban context, it is considered that acceptable standard of accommodation would be afforded to neighbouring residential properties, and the development would therefore be in accordance with Local Plan Policies CC1, CC2, and the London Plan.
Transport, parking, servicing and access
9.47 The application site has a Public Transport Accessibility Rating of 4 (good), with five regular bus services – including a night service – within 80m of the site and Chiswick Park Station located approximately 250m away from the site. The site is also contained within the Chiswick West CPZ (Controlled Parking Zone) which operates Mon-Fri 9am-6pm.
Parking
9.48 No on-site car parking is proposed, which reflects the existing situation. Given the site’s accessibility and its location within Chiswick Town Centre, where there are a range of shops and services within easy walking distance,
a car-free development is appropriate.
9.49 Future residents would be restricted from obtaining parking permits for the surrounding CPZ, which would be secured as a legal obligation.
9.50 No blue-badge holder parking would be provided on-site however there are opportunities to provide on-street blue badge holder bays at the rear on Essex Place if required. A contribution would be secured for the future provision of on-street blue badge holder bays, including associated EV charging points, as required by the Draft London Plan.
9.51 Conditions would be recommended pertaining to a Construction Logistics Plan, Detailed Delivery and Servicing Management Plan, Parking Design and Management Plan, as well as a S106 agreement to secure and implement a Travel Plan for the proposed development.
Cycling
9.52 56 long-stay cycle parking spaces would be provided for residents, and four cycle parking spaces would be provided for staff split between the retail units. Additionally, 10 new short-stay cycle parking spaces would be provided on-street adjacent to the existing Sheffield stands on the footway along Chiswick High Road. This would be in accordance with the London Plan Standards and would be acceptable. Full details of the cycle parking would be secured via condition and a contribution sought for the installation of the spaces on the footway to the front of the building
Construction and Servicing
9.53 A Draft Delivery and Service Management Plan has been provided. No objections are raised with the principle of the documents, however a detailed Delivery and Servicing Plan would be secured by way of condition. Additionally, a Construction Logistics Plan would be secure via a pre-commencement condition. Lastly, the submitted details regarding waste and recycling are considered acceptable.
9.54 The submitted details regarding waste and recycling are considered acceptable.
9.55 Travel Plan
9.56 A Travel Plan would be secured via s106 agreement.
Sustainability
9.57 London Plan Policy 5.2 seeks to ensure reduction in CO2 emissions. Local Plan policy EQ1 supports this and seeks to minimise the demand for energy and to promote renewable and low-carbon technologies. Local Plan policy EQ2 seeks to promote the highest standards of sustainable design and construction in development to mitigate and adapt to climate change. The Local Plan seeks to ensure that refurbishments meet a BREEAM rating of ‘Excellent’.
9.58 Sustainability underpins many London Plan and Local Plan policies. These require development to minimise waste, include energy efficiency
measures, promote the use of renewable energy, and not significantly increase the requirement for water supply or surface water drainage.
9.59 As a comprehensive redevelopment of the site, 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.
9.60 London Plan Policy 5.2 (Minimising carbon dioxide emissions) requires developments to make the fullest practicable contribution to minimising CO2
emissions following this energy hierarchy:
Be Lean: use less energy
Be Clean: supply energy efficiently
Be Green: use renewable energy
9.61 It continues that major development proposals should include a detailed energy assessment to show how the carbon reduction dioxide emissions targets it outlines are to be met within the framework of the energy hierarchy. It states that where it is clearly shown that the specific targets cannot be fully achieved on-site, the shortfall may be met off-site or through a ‘cash in lieu’ contribution to the Borough, to be ring-fenced to secure the delivery of carbon dioxide savings elsewhere.
9.62 In addition, the Mayor aims to ensure that major developments reduce carbon dioxide emissions from buildings, by reaching higher than the Target Emission Rate (TER) outlined in the national Buildings Regulations, leading to zero carbon residential buildings from 2016.
9.63 Policy EQ1 supports these objectives.
9.64 The applicant has submitted an Energy and Sustainability Statement. It sets out how the development would achieve the CO2 emissions target required and meet the other sustainability criteria set out in these policies.
9.65 The proposal would achieve on-site emissions 76% below Building Regulation requirements (Part L 2013) via energy efficient measures, PV panels and communal Air Source Heat Pumps for space heating and domestic water.
9.66 The proposed energy strategy for commercial units would achieve an overall carbon reduction of 35% over Part L 2013 baseline through PV panels and Air Source Heat Pumps. The proposed strategy would also achieve approximately the 15% carbon savings through energy efficiency measures in the non-domestic units.
9.67 Additionally, a condition would ensure the submission of details to demonstrate that the average internal water consumption of 105/litres/person/day or less in the residential units would be achieved.
9.68 A BREEAM ‘Excellent’ rating can be achieved in respect of the construction of the new buildings in line with the policy, to be secured by condition. Additionally, a condition would ensure materials are sustainably sourced in line with policy.
9.69 The scheme does not achieve carbon neutral status as such a £14,797 contribution would be required towards the Councils Carbon Offset Fund. This would be secured via S106 agreement.
Environmental Considerations
Noise
9.70 The applicant has provided a noise report which establishes the currently prevailing environmental noise climate around the site. Appropriate target internal noise levels could be achieved through the introduction of conventional mitigation measures. However, at the design stage the report was prepared, precision details of windows and details of the ventilation were not known. Therefore, a condition would be recommended for a finalised scheme for protecting the dwellings against external noise to be submitted to and approved in writing by the Local Planning Authority.
9.71 As such the scheme is considered to comply with policy EQ5 of the Local Plan.
Air Quality
9.72 The Council’s Air Quality Action Plan (AQAP) designates the whole Borough as an Air Quality Management Area (AQMA), and identifies road transport as the major source of air pollution, giving rise to nitrogen dioxide and particulate matter which can cause respiratory illnesses and other adverse health effects.
9.73 Policy EQ4 of the Local Plan requires an air quality assessment where major developments or change of use to air quality sensitive uses are proposed. It requires developments to incorporate mitigation measures where air quality assessments show that developments could cause or exacerbate air pollution, or be exposed to air pollution. The London Plan includes similar provisions particularly where people vulnerable to poor air quality, such as old people and children would be affected.
9.74 The applicant has provided an Air Quality Assessment which concludes that the scheme would not adversely impact on future residents or those living and working in the surrounding area, subject to the implementation of the mitigation measures proposed and would therefore be acceptable on air quality grounds, in accordance with Local Plan Policy EQ4 and the London Plan.
Flooding and drainage
9.75 The application site is located within a Flood Zone 3 and a detailed Flood Risk Assessment has been submitted. The Environment Agency have been consulted and have raised no objection to the scheme as the development would be at a low risk of flooding.
9.76 Outstanding issues pertaining to drainage will be addressed in an addendum report.
Planning Obligations - Legal Agreement (s106)
9.77 Local Plan Policy IMP3 seeks to ensure that development proposals fully
mitigate the impacts of development on the area through a Section 106 agreement, where necessary or appropriate, having regard to supplementary planning document and that they 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 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:
necessary to make the development acceptable in planning terms
directly related to the development; and
fairly and reasonably related in scale and kind to the development.
9.78 The National Planning Policy Guidance (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.
9.79 The following draft Heads of Terms are likely to form the basis of the Section 106 agreement, all of which are considered to satisfy three Regulation 122 tests referred to above:
Affordable housing, in accordance with section 9.15 – 9.20 of this report.
Travel Plans
Traffic Management Order for Blue Badge bays and their installation: £2,000
On-street cycle stand contribution (£500)
On-street EV chargers (fast) for bays: £10,000
Restriction on residential parking permits
Provision of accessible units
Carbon offset fund payment (£14,797)
Employment and Construction Training
Considerate Contractors Scheme
Construction and End User Training
Job Brokerage
10.0 EQUALITIES DUTIES IMPLICATIONS
10.1 The public sector equality duty applies to all council decisions including planning decisions the duty is as follows:
10.2 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.
10.3 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.
10.4 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.
11.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY
INFRASTRUCTURE LEVY
11.1 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
b) sums that a relevant authority has received, or will or could
receive, in payment of Community Infrastructure Levy (CIL).
11.2 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.
11.3 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
Gross internal
floorspace
proposed
CIL liable floor
space
1199 1199 3180 1981sqm
11.4 This proposal would be liable to pay the CIL which is index linked at £396,200 for Hounslow and £118,860 for the Mayor of London.
12.0 Recommendation:
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, S38 and 278 of the Highways Act 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.
The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 09/07/2020 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.
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.
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.
If planning permission is refused following the failure to sign the S106 in time, the Assistant Director for Planning and Development 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 A1a The development hereby permitted shall be begun before the
expiration of three years from the date of this permission.
Reason: To accord with the provisions of Section 92 (1) of the Town
and Country Planning Act 1990.
2 B5 The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted (283-A-111, 283-A-112, 283-A-141, 283-A-142, 283-A-103, 283-A-101, 283-A-121, 283-A-102, 283-A-100, 283-A-300, 283-A-331, 283-A-334, 283-A-335, 283-A-109, Flood Map for Planning, Design + Access Statement, Daylight Sunlight & Overshadowing to Neighbouring Buildings and to Proposed Accommodation Report, Phase 1 Desk Study, Environmental Noise Survey and Noise Impact Assessment Report, Outline Drainage Strategy, Arbtech TPP 01 RevA, Tree Survey, Heritage Townscape and Visual Assessment, Draft Delivery and Servicing Management Plan, Transport Statement, Sustainability & Energy Strategy Report, Area Analysis by Unit Type, Arbtech AIA 01 RevA, Aboricultural Method Statement, Air Quality Assessment, Statement of Community Involvement, DER WorkSheet, Planning Statement, Viability Assessment Addendum Report: Received 13/02/2019. Flood Risk Assessment, Response to Transport for London’s comments, Schedule of Consultation: Received 17/04/2019. 283-A-301RevD, 283-A-303RevA, 283-A-311RevA, 283-A-312RevA, 283-A-321RevA, 283-A-332, 283-A-341RevA, 283-A-342RevA, 283-A-361RevA, Design + Access Statement – Addendum, Townscape Visual and Heritage Assessment Addendum: Received 23/10/2019. 283-A-304-RevB, 283-A-302-RevA: Received 06/12/2019) 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 B4 No above ground works shall take place until detailed bay
studies of all upper floors (at a scale of 1:20), samples and
product specifications of the materials to be used in the
construction of the external surfaces of the building hereby
permitted have been submitted to and approved in writing by
the local planning authority. Development shall be carried out
in accordance with the approved details.
Reason: In order that the Council may be satisfied as to the details
of the development in the interests of the visual amenity of the area
and to satisfy the requirements of policies CC1 and CC2 of the
adopted Local Plan.
4 C29 No demolition or construction work shall take place on the site
except between the hours of 8:00am to 6:00pm on Mondays to
Friday and 9:00am to 1:00pm on Saturdays and none shall take
place on Sundays and Public Holidays without the prior
agreement of the Local Planning Authority.
Reason: To ensure that the proposed development does not
prejudice the amenities of the locality in accordance with policies
CC1, CC2 (New Development) and EQ5 (Noise pollution) of the
adopted Local Plan.
5 Prior to the occupation of the development, full details of the
balustrades and privacy screens for all balconies shall be
submitted to, and approved in writing by the Local Planning
Authority. Works shall be carried out in accordance with the
approved details.
Reason: To protect the amenity and privacy of nearby residents in
accordance with policies CC1 Context and character and CC2
Urban design and architecture of the adopted Local Plan.
6 Prior to the first use or occupation of the development, full
details (including manufacturer’s specifications and means of
enclosure) of cycle parking provision shall be submitted to and
approved in writing by the Local Planning Authority. The
approved details shall conform to the London Plan Standards
and current guidance such as the TfL London Cycling Design
Standards in design and layout, and be fully implemented and
made available for use before the first occupation of the
development hereby approved and thereafter retained for use
at all times without obstruction.
Reason: To ensure adequate sustainable transport options are
available for the development in accordance with Local Plan
policies CC2 and EC2 and the London Plan Housing
Supplementary Planning Guidance (2016).
7 All works shall be carried out in accordance with the tree protection measures specified within the submitted and hereby approved aboricultural method statement unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interest of visual amenity and in the interests of
neighbours’ living conditions, in accordance with Local Plan Policies CC1, CC2 and GB7.
8 No development shall take place, including any works of
demolition, until a Construction Logistics Plan has been
submitted to and approved in writing by the Local Planning
Authority. The approved Plan shall be adhered to throughout
the construction period. The Plan shall include:
i. a site plan showing details of access, storage, loading and
turning;
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. safeguarding measures that would be put in place to protect
adjoining buildings;
iv. provision for the parking of vehicles of site operatives and
visitors;
v. provisions for storage of plant and materials within the site;
vi. the erection and maintenance of security hoarding;
vii. measures to control the emission of dust and dirt during
construction;
viii. any illumination of the site during construction;
ix. a scheme for recycling/disposing of waste resulting from
construction works;
x. appropriate vehicle routes to and from the site;
xi. measures to ensure the safety of all users of the public
highway in the vicinity of the site, with particular reference to
cyclists and pedestrians;
xii. contractor membership of FORS or similar.
Reason: To ensure highway safety is maintained and preserved, to protect the fabric of adjoining buildings and to ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1, CC4, EQ5 and EC2 of the adopted Local Plan. It is necessary for the details required by this condition to be submitted prior to the commencement of the development as to do so at a later date could compromise the material considerations of the case.
9 Prior to occupation or first use, a finalised Delivery and Servicing Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of delivery and service vehicles on-site, vehicle tracking, delivery hours and protocols for delivery and servicing outside the AM and PM peak hours. Works shall be
carried out in accordance with the agreed Plan.
Reason: To ensure the proposal would not prejudice the free flow of
traffic and highway safety in accordance with Local Plan Policy
EC2.
10 a) Works shall be carried out in accordance with the hereby
approved Energy Strategy unless otherwise agreed in writing
by the Local Planning Authority.
b) Prior to first occupation of the development 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.
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.
11 Prior to occupation of the hereby approved development,
evidence (schedule of fittings and manufacturers’ literature)
demonstrating that the development of that phase has been
constructed to achieve an internal water consumption by the
development not exceeding 105 litres/person/day in line with
The Water Efficiency Calculator for new dwellings issued by
the Ministry for Housing, Communities and Local Government,
shall be submitted to and approved in writing by the Local
Planning Authority.
Reason: To ensure the overall environmental sustainability of the
development in accordance with Local Plan Policy EQ2 and the
London Plan.
12 Prior to occupation or first use, evidence (e.g. photographs
and copies of delivery notes, invoices or installation contracts)
shall be submitted to and approved in writing by the Local
Planning Authority to demonstrate that the development meets
the following:
• 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.
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.
13 Prior to the commencement of above ground works, a scheme
for protecting the dwellings against rail and road traffic noise,
in order to demonstrate internal noise levels meet BS8233:
2014, shall be submitted to and approved in writing by the
Local Planning Authority. Works shall be carried out in
accordance with the approved details.
Reason: In order to ensure an appropriate standard of
accommodation for future occupants and in order to accord with
Local Plan Policy EQ5.
Informatives:
1. To assist applicants, the London Borough of Hounslow has produced planning policies and written guidance, which are available on the Council's website. The Council also offers a pre-application advice service. In this case, the scheme was submitted in accordance with guidance following pre application discussions.
2. Some new developments granted planning permission on or after 1st April 2012 will be liable to pay Community Infrastructure Levy (CIL) to the Mayor of London with respect to the funding of Crossrail. This is at the rate of 60 pounds per sq.m of new floor space. CIL is also payable to L B Hounslow and relevant rates are available on the Council's web site. This development is liable for CIL. A Liability Notice will follow shortly. For further information please contact the CIL team on 020 8583 4898/4895 or view our web page: http://www.hounslow.gov.uk/index/environment_and_planning/planning.htm or the planning portal web page: http://www.planningportal.gov.uk/wps/portal
Drawing Numbers: 283-A-111, 283-A-112, 283-A-141, 283-A-142, 283-A-103, 283-A-101, 283-A-121, 283-A-102, 283-A-100, 283-A-300, 283-A-331, 283-A-334, 283-A-335, 283-A-109, Flood Map for Planning, Design + Access Statement, Daylight Sunlight & Overshadowing to Neighbouring Buildings and to Proposed Accommodation Report, Phase 1 Desk Study, Environmental Noise Survey and Noise Impact Assessment Report, Outline Drainage Strategy, Arbtech TPP 01 RevA, Tree
Survey, Heritage Townscape and Visual Assessment, Draft Delivery and Servicing Management Plan, Transport Statement, Sustainability & Energy Strategy Report, Area Analysis by Unit Type, Arbtech AIA 01 RevA, Aboricultural Method Statement, Air Quality Assessment, Statement of Community Involvement, DER WorkSheet, Planning Statement, Viability Assessment Addendum Report: Received 13/02/2019. Flood Risk Assessment, Response to Transport for London’s comments, Schedule of Consultation: Received 17/04/2019. 283-A-301RevD, 283-A-303RevA, 283-A-311RevA, 283-A-312RevA, 283-A-321RevA, 283-A-332, 283-A-341RevA, 283-A-342RevA, 283-A-361RevA, Design + Access Statement – Addendum, Townscape Visual and Heritage Assessment Addendum: Received 23/10/2019. 283-A-304-RevB, 283-A-302-RevA: Received 06/12/2019.
Background Papers:
The contents of planning application and enforcement files save for exempt or
confidential information as defined in the Local Government Act 1972, Sch. 12A
Parts 1 and 2.