Planning and Design & Access Statement
Planning Statement
Proposed development of 2 no flats to the mezzanine floor of Wickstead House
at
Wickstead House, Green Dragon Lane, Brentford, TW8 0DW
For
London Borough of Hounslow
Figure 1: Aerial view of site
Client: London Borough of Hounslow
236.036 Planning and Design & Access Statement 1 Planning and Design & Access Statement London Borough of Hounslow
Contents:
1. Introduction: 1.1 The Site 1.2 Context 1.3 Planning Policy
2. The Proposal: 2.1 Use 2.2 Amount 2.3 Layout 2.4 Security 2.5 Scale 2.6 Sustainability
3. Planning/ Legislative Policy
4. Flood Risk Assessment 4.1 Flood Risk Map 4.2 Green Belt 4.3 Access 4.4 Conclusion
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1.0 INTRODUCTION
1.1 The Site - General
1.1.1 Brentford Towers Estate consists of six tower blocks named as follows (East to West) Wickstead House, Frazer House, Cornish House, Harvey House, Maudsley House and Boulton House. Each block is 24 storeys high consisting of a communal Upper Ground and Lower Ground Floors along with 22 floors of residential accommodation. The blocks are broadly identical but there are variations in the arrangement of the Upper and Lower Ground Floors throughout.
1.1.2 The blocks were built between 1968 and 1978 using Large Panel System (LPS) Construction. They were designed by Ove Arup and Partners and utilize a bespoke design and construction. However, the mezzanine floor to Boulton House is the only area of the block which is not being utilized to meet resident’s needs. This gives the towers a strong identity within the local area, emphasized by their visibility from across the borough.
1.1.3 Over recent years it has become apparent that there is a shortage of homes, the redundant mezzanine floor within the block will accommodate up to one flat creating more homes for the local area.
Figure 2 Aerial view of school with red outline indicating the site location.
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1.2 Context
1.2.1 The existing mezzanine floor is vacant and accomodates the electrical cupboard along with redundant rooms which provide storage for the London Borough of Hounslow. The application is a proposal for the change of use from external and interal mezzanine floor space to two flats which will accommodate 1no. 2 Bed 3 People flat and 1no. 1 Bed 2 People flat.
1.3 Planning Policy
1.3.1 The site is subject to planning policies as set out in London Borough of Hounslow adopted Local Plan Documents.
1.3.2 The proposed flats are to be located within the redundant mezzanine floor of the existing building creating two more flats to Wickstead House.
1.3.3 The proposed position of the flats has been considered and is in a location which is currently vacant and has no use or benefits for the residents on the development. The location has been decided so that all existing trees and green land on site are retained.
2.0 THE PROPOSAL – WICKSTEAD HOUSE
2.1 Use
2.1.1 The application is for two new flats which will accommodate a 2 Bed 3 People and 1 Bed 2 People flat with all associated facilities within the existing mezzanine floor.
2.2 Amount
2.2.1 The proposal includes the following;
Gross Internal No. of Bedrooms No. of People Area
Flat 1 2 3 61m²
Flat 2 1 2 52m²
2.2.2 The estate has large areas of communal external space which already surrounds the building comprising of childrens play areas, grassed areas etc.
2.2.3 A minimum of 5m² external space will be provided in the form of a ‘terrace’ in accordance with ‘The London Plan’ and Local Plan Policy SC5.
2.3 Layout
2.3.1 The proposed flats have been positioned and orientated in this location to use all redundant space across mezzanine floor to provide more housing.
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2.3.2 Insulated rendered blockwork walls will form the perimeter of each flat whilst the floor will also be upgraded to comply with Part L Building Regulations. The render will match colour of surrounding surfaces.
2.3.3 The internal layout of the flats has been designed to meet relevant Building Regulations and do not involve cutting into the existing structure.
Figure 3 Floor Plan of Proposed Flats (not to scale)
2.4 Security
2.4.1 The site is generally considered to be secure and this proposal is to offer a safe environment for more residents to live. There are no suggested alterations to the external security of the site as there is currently a Maglock system to the main entrance and concierge desk creating a secure environment for all residents. There is also site staff around daily to ensure all matters are dealt with accordingly.
2.5 Scale
2.5.1 The scale of the proposed flats are deemed to be in keeping with the existing buildings as it is in the location of the original mezzanine floor space designed within all six blocks on the development.
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Figure 4 Existing mezzanine floor to be refurbished into flats.
2.5.2 The proposed location of the flats will be such that existing trees and hedges will not require any adjustment or relocation and will provide visual screening.
2.5.3 Other existing areas of landscape that may be affected during the construction process will be reinstated on completion of the installation to preserve the existing vista.
2.6 Sustainability
2.6.1 The provision of external PVCu windows will provide good daylight & natural ventilation.
2.6.2 An energy efficient heating/cooling system will be incorporated, and insulation will be included within walls and floor throughout and energy efficient lighting will be incorporated to further reduce energy consumption.
3.0 PLANNING / LEGISLATIVE POLICY
The national planning policies and legislation which will be in affect at this site are:-
Local Planning Policy The London Plan
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The site is not within -
A Local/National Nature Reserve, or Area of Outstanding Natural Beauty An Area of Great Landscape Value An Ancient Woodland Site of Special Scientific Interest A Conservation Area Searches did not reveal any TPO (Tree Preservation Orders) on this site.
4.0 FLOOD RISK ASSESSMENT
4.1 A search using the Environment Agency website has indicated that the proposed site does not sit within a flood risk area.
Figure 10 Flood Risk Map (Environment Agency website)
4.2 Green Belt
4.2.1 A search using the Hounslow CC Interactive Map has indicated that the proposed site does not sit within the green belt.
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Figure 11 Green Belt in relation to the school site (shown with red outline)
4.3 Access
4.3.1 Day-to-day access to the Site is via Green Dragon Lane; then Wickstead House carpark is directly adjacent to the mezzanine floor meaning access to site is direct.
4.3.2 Existing car parking is provided at the front of the building to the north. This project will not affect the existing access routes to the site.
4.3.3 The Transport statement form part of this application on street parking is available within the surrounding area.
4.3.4 It is not considered feasible to provide wheelchair accessible accommodation due to the structural constraints. However, ambulant disabled requirements will be reflected as part of the design.
4.3.5 Cycle stores have been accommodated which are accessed using the existing ramped approaches to the link paths.
4.4 Conclusion
4.4.1 The proposal will provide and fulfill a much-needed requirement for more homes within Hounslow creating two more flats for new residents.
4.4.2 The proposed site location has been selected in consultation with London Borough of Hounslow to best achieve the requirements of the residents whilst minimizing the impact of the openness of the site.
4.4.3 The design proposal aims at creating an appropriate, minimal and reversible solution to the need for more homes within Hounslow.
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