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Dukes Meadows, Dan Mason Drive, Chiswick in the London Borough of Hounslow Planning Application No

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Dukes Meadows, Dan Mason Drive, Chiswick in the London Borough of Hounslow Planning Application No planning report D&P/2436f/01 5 February 2018 Dukes Meadows, Dan Mason Drive, Chiswick in the London Borough of Hounslow planning application no. P/2017/4957 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Partial redevelopment of the Dukes Meadows playing fields for enhanced sports and recreational facilities and public realm River frontage improvements. The applicant The applicant is London Borough of Hounslow and the architect is Space and Place. Strategic issues summary Metropolitan Open land: The entire site lies within MOL. The proposal is not inappropriate development on MOL as comprises the provision of appropriate facilities for outdoor sport and recreation. Further, the majority of development takes place within previously developed land and preserves the openness of the MOL, thus meeting the NPPF exception test. The proposal therefore accords with London Plan Policy 7.17, draft London Plan Policy G3, and the NPPF, and GLA officers conclude that there will be no harm caused to the MOL. The proposed rugby groundsman’s dwelling is not considered to be inappropriate development provided it is used exclusively for that purpose. (paragraphs 18 to 29). Sports facilities and community use: A detailed community use agreement for affordable and accessible usage of the sports facilities should be secured by the Council (paragraphs 30 to 32). Urban design, climate change and transport concerns must also be addressed. Recommendation That Hounslow Council be advised that whilst the principle of development is acceptable, the application does not comply with the London Plan and draft London Plan, for the reasons set out in paragraph 46 of this report; but that the possible remedies set out in that paragraph could address these deficiencies. The application does not need to be referred back to the Mayor if the Council resolves to refuse permission, but it must be referred back if the Council resolves to grant permission. page 1 Context 1 On 6 December 2017 the Mayor of London received documents from Hounslow Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. The referral documents were received complete on 27 December 2017. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor must provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 3D of the Schedule to the Order 2008: “Development – (a) on land allocated as Green Belt or Metropolitan Open Land in the development plan, in proposals for such a plan, or in proposals for the alteration or replacement of such a plan; and (b) which would involve the construction of a building with a floor space of more than 1,000 square metres or a material change in the use of such building.” 3 Once Hounslow Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision, as to whether to direct refusal or allow the Council to determine it itself, unless otherwise advised. In this instance if the Council resolves to refuse permission it need not refer the application back to the Mayor. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 Dukes Meadows is located within Metropolitan Open Land, south of Chiswick and comprises approximately 75 hectares of public open space and playing fields in the ownership of and administered by Hounslow Council. The site is landscaped and distinguished by its Thames side setting, and falls within Flood Zones 1 and 2. Dukes Meadows riverside stretches from the fringes of Chiswick village and Edensor Gardens to the north and Chiswick Bridge and The Great Chertsey Road to the west. The application site: Source: applicant’s design and access statement 6 To the east of Dukes Meadows is Chiswick Bridge, and the western and northern site boundary comprise the Great Chertsey Road (A3216) which connects to the A4 at the Hogarth roundabout. The site is bisected north and south by Barnes Bridge and the elevated railway line which runs to Waterloo Station in the east. The northern section is mainly occupied by Kings House Sports Ground and Chiswick Cricket Club ground, and contains the paddling pool and play areas. The other main users of this part of the site are Riverside Tennis Club and Emmanuel Boathouse. The southern part is allocated for leisure use in the Hounslow Local Plan 2015. The allocation is for page 2 ‘enhancement of sporting facilities with appropriate protection of the openness of the MOL. Open air recreational and relevant buildings to create a hub for sporting activity’. This section is more formal sporting use which is open to the public. There are rugby, football and a hockey pitch, used by different clubs and available for public hire. There are two rowing clubs – Tideway Scullers and Thames Tradesmen, and the Dukes Meadows Golf and Tennis Centre. 7 North and west of Dukes Meadows comprises inter war and post war housing development along Great Chertsey Road and Staveley Gardens respectively before returning to earlier Victorian development along Burlington Lane heading towards Chiswick village centre, the Hogarth Roundabout and Great West Road. To the south lies Mortlake village with many fine 18th century listed houses on the riverside and High Street and by the redundant Mortlake Brewery site fronting the Thames. The application site itself does not include any heritage assets or listed buildings, however the approaches to the park comprises Barnes and Chiswick bridges, both of which are Grade II listed buildings. The two Conservation Areas of Barnes Green and Mortlake (both of which are within the London Borough of Richmond-upon-Thames) are on the opposite side of the River. 8 The site is bound by the A316 Great Chertsey Road (part of Transport for London Road Network), Dan Mason Drive, the River Thames, and allotment gardens. Barnes Bridge National Rail Station is approximately 500 metres from the site and three bus routes stop at the station. There are also stops on Great Chertsey Road served by one route. However, due to the frequency of services and the relative distance of the bus stops, the site records a very poor public transport accessibility level (PTAL) of 1b, on a scale of 1-6, where 1 is lowest and 6 is highest. Details of the proposal 9 The proposed partial redevelopment of the Dukes Meadows playing fields comprises two elements; the improvements to sports facilities on Dukes Meadows land close to the railway; and public realm improvements to the River frontage along Dan Mason Drive and around ‘The Promenade’ on the opposite side of the railway. 10 Details of the planning application include: • demolition of various structures within the curtilage of the rugby clubhouse together with the demolition of the existing rowing clubhouse and the demolition of the redundant public toilets on The Promenade; • retention and accessibility improvements to the existing bandstand; • erection of a new single storey football pavilion on the playing fields comprising team changing rooms and social /coaching spaces; • extension to the existing rugby club comprising additional team changing rooms for both rugby and hockey together with an attendant first floor (1-bedroom flat) rugby groundsman's dwelling; • erection of a replacement two storey rowing clubhouse comprising new boat storage, changing and social spaces together with a ground floor cafe; • new replacement public toilets on The Promenade; • associated external works comprising reconfigured natural grass pitches for football and rugby, floodlit and fenced artificial grass pitches for football and floodlit, partially enclosed, rugby artificial grass pitch, and • ancillary car parking and access improvements, wider public realm works within Dukes Meadows along Dan Mason Drive, The Promenade, Riverside Drive & Promenade Approach Road; highways and access improvements, cycle and car parking, signage, lighting, hard and soft landscape works. page 3 Proposed Site Plan: Source – applicant’s design and access statement. 11 The change in floor areas across the site are as follows: Case history 12 The relevant planning history of the site dates to 1992, and comprises of a number of applications on different plots of the site. • The Rugby Club – application references P/2011/1498 & P/2013/4414 - approved for the extension to the existing clubhouse for additional facilities, including extra changing rooms and a function room. • Tideway Scullers School – planning permission for a single storey detached boathouse was granted under reference P/2009/2577. • Emanuel Boathouse – planning permission was granted for the first-floor extension of the existing boathouse. • King’s House School – the School’s appeal for the construction of floodlit 3G artificial grass pitch with fencing and two floodlit artificial grass tennis courts was allowed on 17 July 2014. 13 A planning application for Dukes Meadows Golf Course and Tennis Club (located at the bottom end of the site), was refused on 2 November 2017 (LPA Ref: P/2017/1223). The application proposed a tennis hall to replace existing air dome and was refused by Hounslow Council on the following grounds: page 4 • Very special circumstances had not been demonstrated to allow permission and the S.106 obligations had not been delivered, and • That enforcement action be taken for the removal of the existing air dome at Dukes Meadows Tennis Centre, Dan Mason Drive, W4.
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