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Gate Gourmet Site, Hatton Cross in the London Borough of Hounslow Planning Application No

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Gate Gourmet Site, Hatton Cross in the London Borough of Hounslow Planning Application No planning report PDU/2797/01 26 July 2011 Gate Gourmet site, Hatton Cross in the London Borough of Hounslow planning application no. 01380/C/P4 Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal Redevelopment of the site to provide a 583-bedroom hotel, associated access, and 131 car parking spaces. The applicant The applicant is Square Circle Developments Ltd., and the architect is Michael Drain Architects. Strategic issues The principle of the development is broadly supported, however, further work, revisions, and commitments are required with regard to employment, urban design, inclusive access, sustainable development and transport, to address outstanding concerns. Recommendation That Hounslow Council be advised that, while the application is generally acceptable in strategic planning terms, the application does not comply with the London Plan for the reasons set out in paragraph 63 of this report, however, that the possible remedies set out in paragraph 65 of this report could address these deficiencies. Context 1 On 17 June 2011 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. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 28 July 2011 to 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 1B(c) of the Schedule to the Order 2008: “Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings… outside Central London and with a total floorspace of more than 15,000 square metres.” page 1 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; take it over for his own determination; or allow the Council to determine it itself. 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 The application site is located in Hatton Cross, to the south of the Great South West Road (A30), close to London Heathrow Airport. The site comprises two development plots. The main plot is 0.9 hectares, and is situated within a gyratory island, bound to the south and west by Faggs Road, to the east by Dick Turpin Way and to the north by the A30. The second plot, is 0.1 hectares, and lies adjacent the main site to the southwest. It is bound by Hatton Road, Faggs Road and Steam Farm Lane. The A30 forms part of the Transport for London Road Network, and the gyratory is also covered by red route restrictions. The site is located within the London Borough of Hounslow, but is on the boundary with the London Borough of Hillingdon. The site is also surrounded by Green Belt to the east, south and west. 6 The main plot is currently occupied by two storey commercial units. The premises have been used as an airline catering facility since the mid 1970s, but have recently been vacated, and the building is now unoccupied. The smaller plot was formerly used as staff car parking associated with operations at the catering facility. 7 A portion of the site falls within a public safety zone (PSZ), an area of designated land close to airport runways, within which development is restricted in order to control the number of people at increased risk of aircraft related hazards. The section of the site that falls within the PSZ is located towards the south, and encompasses approximately one third of the main plot, and all of the smaller plot. 8 Hatton Cross bus and underground station is located immediately to the northeast of the site, on the opposite side of the A30. The underground station is served by the Piccadilly Line, which provides access to Heathrow terminals and to central London. Hatton Cross bus station is served by nine services (90, 203, 285, 423, 482, 490, H25, H26, X26) which provide access to the Heathrow terminals, and to local areas such as Southall, Hounslow and Feltham. Furthermore, bus stops are located on Faggs Road, adjacent to the site, with the northbound stop served by six routes and the southbound stop served by three routes. The public transport accessibility level of the site is five out of six, where one is poor and six is excellent. Details of the proposal 9 The proposal comprises the demolition of existing buildings at the site and the erection of a six-storey two-star or above hotel to provide 583 bedrooms. Associated access and car parking for 131 vehicles is also proposed on the main plot, while the smaller plot is identified for use as coach parking. Public realm and landscaping works are also proposed, along with proposed tree planting along the Great South West Road frontage. The later is subject to a separate planning application with Hillingdon Council, and is not referable to the Mayor. Case history 10 On 24 May 2011 a pre-planning application meeting was held with the Greater London Authority to discuss the principle of the above scheme. On 7 June 2011 officers issued a response stating that while the principle of the development was broadly acceptable, further work and page 2 refinement was required with regard to land use, design, inclusive design, climate change and transport, to ensure the subsequent application would comply with London Plan policy. Strategic planning issues and relevant policies and guidance 11 The relevant issues and corresponding policies are as follows: Employment London Plan; PPS4; Industrial Capacity SPG Tourism/visitor infrastructure London Plan; Good Practice Guide on Planning for Tourism (DCLG) Opportunity Areas London Plan Safety and security London Plan; Department for Transport Circular 01/2010 Urban design London Plan; PPS1 Green Belt London Plan; PPG2 Inclusive access London Plan; PPS1; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM) Sustainable development London Plan; PPS1, PPS1 supplement; PPS3; PPG13; PPS22; draft PPS Planning for a Low Carbon Future in a Changing Climate; the Mayor’s Energy Strategy; Mayor’s draft Climate Change Mitigation and Adaptation Strategies; Mayor’s draft Water Strategy; Sustainable Design and Construction SPG Transport and parking London Plan; the Mayor’s Transport Strategy; PPG13 12 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Hounslow 2003 Unitary Development Plan saved policies and the London Plan 2011. 13 The Hounslow Core Strategy (Issues and Options 2007) and the Hounslow Employment DPD (adopted 2008), are also relevant material considerations. Principle of development 14 London Plan Policy 4.4 seeks a rigorous approach to industrial land management, to ensure a sufficient stock of land and premises to meet the future needs of different types of industrial and related uses. The application site is not identified as a strategic industrial location by the London Plan, nor is it designated as a local employment site within the Council’s local development plan. To a certain extent, however, the site would be protected by the nature of the existing general industrial (B2) use. 15 Whilst GLA officers are content that the loss of B2 employment use on this site does not cause concern at the strategic level, the Council should satisfy itself that the loss of general industrial employment use on this site does not undermine wider employment capacity in the borough. Officers acknowledge that the proposed hotel use would provide various alternative local employment opportunities, and on this basis the applicant is strongly encouraged to provide local employment initiatives as part of these proposals, as promoted by London Plan Policy 4.12. 16 London Plan Policy 4.5 seeks the provision of a further 40,000 net additional hotel bedrooms in the period up to 2031, to support London’s growth and development as a global tourist and business destination. The London Plan states that beyond the Central Activities Zone, capacity for this additional provision should be identified within town centres, and in other locations such as Opportunity Areas, subject to these sites having good public transport access, to central London, and other national and international transport termini. page 3 17 The application site is located outside Hounslow town centre, but is within the indicative boundary for the wider hinterland of the Heathrow Opportunity Area. Additionally, the Heathrow area is recognised in the West London Sub Regional Development Framework as being a likely location for future hotel provision, driven by the expansion of Heathrow airport following the opening of terminal five. It is also noted that the site has a very good public transport accessibility level, is located close to Hatton Cross underground station, and is well served by bus routes providing access to and from the airport. 18 At the request of GLA officers, the applicant has sought to demonstrate how the proposal would fit within the existing context of hotel provision in the vicinity of Heathrow airport. Information has been provided on existing hotel location and capacity, market testing, and current occupancy levels.
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