PLANNING COMMITTEE 1st August 2019 Tom.bradfield@.gov.uk

References: P/2018/3864 00567/D/P13

Address: Quintin Boat Club and Sports Field, Ibis Lane, , W4 3UJ

Proposal: Erection of two two storey sport pavilions, 3G pitch with dual use, junior 3G pitch with running track, creation of an access road and parking, installation of floodlighting and associated landscape works. Refurbishment of the boat house, gym and boat shed to include demolition of part and erection of a two storey extension to the boat house The planning application has been referred to Planning Committee as a Major Development (requiring a S.106 legal agreement) and as a departure from the Development Plan

1.0 SUMMARY

1.1 The proposal is to demolish part of the existing boat house, the gym building and existing boat shed. Following demolition, the existing boat house would be extended and refurbished, a new boat house and would be erected. A new rugby pavilion and floodlit 3G rugby pitch would also be erected, along with the creation of a car parking area and a new access from Hartington Road would be created.

1.2 Forty letters of objection have been received from local residents.

1.3 It has been demonstrated, on balance, that the harm to the openness of the Metropolitan Open Land caused by the presence of the structures would be outweighed by the community benefits of the scheme. Furthermore, the design, scale and position of the buildings and floodlights would ensure that there would not be any harm to neighbours or the Conservation Area. The applicant has demonstrated that there would be no unacceptable transport impact as a result of the proposal.

1.4. The application is recommended for approval subject to conditions, the completion of a Section106 and a Section 278 legal agreement and referral to the Mayor of London at a stage 2 level.

2.0 SITE DESCRIPTION

2.1 The site is on the north bank of the . The entire site is allocated as Metropolitan Open Land (MOL) and is within the Grove Park Conservation Area. 2.2 There is a large group TPO (No.204) on the north east boundary of the site, adjacent to Ibis Lane. This contains a number of mature trees that provide an existing screen between the sports field and houses along Ibis Lane. There are three other TPO trees that are covered by the same group TPO which are near to the existing buildings, although these are of lesser value.

2.3 The site is bound to the south by the River Thames, to the east by the Great Chertsey Road, which is raised up slightly, and proceeds over the Grade II Listed just to the south east of the site. Beyond the Great Chertsey Road is Duke’s Meadow, which contains various sporting uses, including a tennis centre, golf course and driving range. To the north is Hartington Road, and beyond this is the main University of Westminster sports ground which is a larger site containing playing fields, floodlit 3G pitches, sports pavilions and gym facilities. To the west is Ibis Lane, which forms the current access to the buildings on the site. On the western side of Ibis Lane is a row of twenty properties (2-40 Ibis Lane). Beyond this is another residential development, Chiswick Quay, which his built around a marina.

2.4 The site contains three existing buildings. The main building is the existing Quintin Boat Club building, which is allocated for Local Listing in emerging policy, and is two storeys in height, positioned in the south western corner of the site. It is a copy of the original boat house, and the front section is a good example of the Arts and Crafts style, the rear part is a later addition. Adjacent to this is a single storey, flat roof, building used predominantly as a gym. The third building is a single storey metal shed used for boat storage. All of these buildings are in poor repair. Between the buildings is an area of hardstanding used for car parking and access from Ibis Lane. The Thames Path runs along the front of the site adjacent to the river before turning into the site and joining up with Ibis Lane. The remainder of the site is open playing fields.

3.0 HISTORY

3.1 00567/D/P1 Erection of extension

Approved: 20/04/1949

3.2 00567/D/P2 Erection of a boathouse

Approved: 10/05/1950

3.3 00567/D/P3 Erection of a temporary single storey boathouse

Approved: 12/10/1951

3.4 00567/D/P4 Extension to boathouse

Approved: 24/10/1956

3.5 00567/D/P5 Extension to dressing room and lounge Approved: 11/05/1961

3.6 00567/D/P6 Boat storage

Approved: 10/04/1964

3.7 00567/D/P7 Erection of a single storey extension to boathouse

Approved: 05/07/1968

3.8 00567/D/P8 Retention of infill extension to changing rooms

Approved: 02/03/1993

3.9 00567/D/P9 Retention of existing garage in corner of site for vehicular and storage

Approved: 03/08/1993

3.10 00567/D/P10 Renovation of existing boat house; extension to contain student accommodation and erection of 8 terraced houses at the front of the site.

Refused: 25/10/2007

3.11 00567/D/P12 Siting of a temporary unit to be used as a site compound and welfare facility on the University of Westminster land to the North West side of Chiswick Bridge

Approved: 26/02/2014

4.0 DETAILS

4.1 The proposal seeks to demolish the existing buildings, bar the front part of the existing boathouse, and erect two new sports pavilions, one a boat house fronting the river, and the other a rugby clubhouse towards the centre of the site. In addition, the existing boathouse would be extended and refurbished and a floodlit 3G rugby pitch would be positioned towards the eastern part of the site, in front of the proposed rugby clubhouse. A new access would be provided from Hartington Road into the site, 44 car parking spaces would be provided in the western part of the site, with an overflow car park providing 40 additional spaces when required. 4.2 The new boat house would be modern in design, two storeys in height (13.3m high at the highest point), with a pitched roof and a canopy that extends towards the river. Boat storage for over 100 boats would be provided at ground floor, with four changing rooms, two classrooms, toilets, storage and a room for machine use would be provided at first floor level. A terrace would wrap around the first floor south and west elevations.

4.3 The rugby pavilion would also be two storeys in height (13.3m high at the highest point) and would be of a similar design to the proposed boat house, although orientated on an east-west axis as opposed to north-south. It would be positioned centrally to the proposed rugby pitch and include a set of terraced steps from the pitch to the first floor, which could double up as standing or seating area for supporters. At ground floor, the rugby pavilion includes four changing rooms with associated showers and toilets, a physio treatment room, an office and a weights room, as well as various storage rooms. At first floor level there would be a gym, kitchen, bar and club room area, as well as toilets and various store rooms.

4.4 The existing boat house would be extended to the rear, retaining and refurbishing the historic frontage. The extension would be two storeys in height (10.7m high at its highest point) and be of a modern design with a pitched roof. It would provide increased boat storage and a small gym at ground floor level, with four changing rooms with associated toilets and showers and a crew room at first floor level. The existing kitchen, bar and club room at first floor level would be retained and refurbished. 4.5 The 3G rugby pitch would be positioned in front of the proposed rugby clubhouse, and would be large enough for a full sized pitch. Eight floodlight columns would be provided, each at a height of 16.2m.

5.0 CONSULTATIONS

5.1 Consultation letters were sent to 131 neighbours on 26/10/2018, site notices were placed at the site and a press notice advertising the application as a departure was published on 23rd November 2018. There were 40 objections received, which are detailed below:

Comment Response

Inappropriate and inefficient use of vital See paragraphs recreational asset 7.2-7.19

Would not enhance the Thames Path See paragraph 7.29-7.47

Floodlights would harm ecology and be a visual See paragraphs nuisance 7.25-7.28 and 7.48 – 7.52

Positioning of tree planting along Ibis Lane would See paragraphs restrict use of playing fields 7.2-7.19

Too much provision for social uses, not enough See paragraphs boat storage 7.2-7.19

The club has a lack of diversity of members Not a planning matter

Does not accord with the design heritage of See paragraphs boathouses in the area 7.20-7.24

Massing is too large and out of scale with context See paragraphs 7.20-7.24

Dominant and intrusive feature on the waterfront See paragraphs 7.20-7.24

Harm to neighbour’s living conditions through See paragraphs increase in intensity resulting in unacceptable noise disturbance 7.25 – 7.28

Traffic congestion and parking problems, lack of See paragraph detail, inadequate parking provision 7.29-7.47

No parking provision for coaches See paragraph 7.29-7.47

Unacceptable use of Ibis Lane during See paragraph development 7.29-7.47

More planting is required, including evergreen See paragraph trees, to provide screening for residents 7.48-7.52

New buildings too tall, overbearing and would See paragraphs result in a loss of the feeling of open space 7.20-7.24

Refuse and delivery vehicles using Ibis Lane See paragraph 7.29-7.47

Unsafe proposed access with two other accesses See paragraph in close proximity 7.29-7.47

Destruction of a natural green space in the See paragraphs Conservation Area 7.2-7.19

Negative environmental impact See paragraph 7.48-7.52

Air pollution from use of the facilities See paragraph 7.48-7.52

No details of sewer runs or capacity Not a planning matter

5.2 The application was placed on the weekly list dated 15th – 22nd February 2019 (Week 7) as a Major development. As a major application that is a departure from the development plan with a S106 legal agreement it has to be determined at planning committee. 5.3 The Greater London Authority (GLA) have been consulted at ‘Stage’ 1. The comments were as follows:

 Metropolitan Open land: In principle, the proposal for the re-provision of appropriate facilities for outdoor sports and recreational facilities on MOL site could be supported. However, the proposal is materially larger than existing and harms openness. It fails to meet relevant exception tests of the NPPF, therefore inappropriate. The applicant must demonstrate very special circumstances with the aid of robust CGI visuals that justify the development. As it currently stands, the proposals do not accord with London Plan Policy 7.17, draft London Plan Policy G3, and the NPPF (paragraphs 13 to 24).  Sports facilities and community use: A detailed community use agreement for affordable and accessible usage of the sports facilities must be secured by way of S106.  Historical environment, urban and inclusive design: Sufficient information on heritage impact must be provided including robust CGI visuals. Further discussion regarding use of key materials in the context of the nearby listed Chiswick bridge and conservation areas settings is required.  Climate change and transport concerns must be addressed

5.4 Following this response, the applicant has submitted significant amounts of additional information, including a detailed Very Special Circumstances report, CGI visuals, transport information and climate change information, which satisfy the above concerns.

5.5 Sport England: Having assessed the application, Sport England did not wish to object to the proposals, subject to two conditions. One requires a community use agreement to be secured by condition, in consultation with Sport England. As this would be secured through a legal agreement, we would not attach this condition.

5.6 Transport for London: No objection raised subject to a number of conditions.

5.7 Environment Agency: No objection subject to conditions.

6.0 POLICY

Determining applications for full or outline planning permission

6.1 The 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. From April 2014, National Planning Practice Guidance (NPPG) in the form of an online guidance resource to support the NPPF came into effect. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF and NPPG are material considerations and as such, 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 was published on 29 November 2017, for consultation from 1 December 2017 to 2 March 2018 and is now undergoing Examination in Public. The policies of the draft Plan are capable of being a material consideration in planning decisions. The Council consider that as the Mayor progresses the draft New London Plan through the formal statutory process towards adoption, its material weight in relation to assessing planning applications will increase.

6.5 The Council are currently undertaking two Local Plan Reviews; the West of Borough Local Plan review and the Great West Corridor Local Plan review. Consultation on the ‘Preferred Options Consultation’ document for both these reviews, and amendments to the adopted Local Plan, was undertaken between 23 October 2017 and 10 December 2017. The policies of these draft Plans are capable of being a material consideration in planning decisions. Their policies will gain more weight as it moves through the examination process to adoption; however the weight given to them is a matter for the decision maker. At this stage the Local Plan Reviews are being prepared for the formal Regulation 19 Public Consultation due to take place in July 2019 therefore the policies contained within them will carry more weight.

Determining applications in a conservation area

6.6 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.

Determining applications in respect of listed buildings

6.7 In considering whether to grant planning permission for development which affects a listed building or its setting, the authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

7.0 PLANNING ISSUES

7.1 The main planning issues concerning the case are:

 Principle of development in Metropolitan Open Land  Design and impact on Heritage Assets  The impact on the amenity of adjoining properties  Highway safety and parking  Environmental considerations Principle of Development in Metropolitan Open Land

7.2 Policy GB1 of the Local Plan and the London Plan afford Metropolitan Open Land the same protection as Green Belt. The National Planning Policy Framework (NPPF) states that once Green Belts have been defined, local planning authorities should plan positively to enhance the beneficial use of the Green Belt and MOL, such as looking for opportunities to provide access; to provide opportunities for outdoor sport and recreation; to retain and enhance landscapes, visual amenity and biodiversity; or to improve damaged and derelict land.

7.3 The NPPF states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt and MOL. Exceptions to this are:

 buildings for agriculture and forestry;  provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it;  the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;  the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;  limited infilling in villages, and limited affordable housing for local community needs under policies set out in the Local Plan; or  limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.

7.4 The London Plan states that the strongest protection should be given to the Green Belt and MOL, and inappropriate development should be refused except in very special circumstances and development should help to secure the objectives of improving the Green Belt as set out in national guidance.

7.5 Policy GB1 of the Hounslow Local Plan states that the Council will protect and enhance Green Belt and Metropolitan Open Land to maintain its openness, quality and permanence. It goes onto say that inappropriate development in the Green Belt and on Metropolitan Open Land will not be permitted unless very special circumstances can be demonstrated.

7.6 Policy CI4 of the Local Plan supports the improvement and upgrade of existing leisure facilities, including sports, recreation and arts to encourage healthy and inclusive communities, subject to compliance with other planning policies. 7.7 The NPPF states that buildings within Green Belt, and therefore MOL, could be deemed appropriate development if they provide appropriate provision for outdoor sport or recreation and preserve the openness of the MOL. The proposal would be providing for outdoor sport and recreation, so the assessment of whether there is an impact on the openness must be made. If there is an impact on the openness of the MOL, then very special circumstances must be demonstrated that outweigh this harm.

Openness

7.8 The existing site has several buildings, although the majority of the site is open. The proposal would introduce two new buildings and an extension to the existing boat club. Given the scale of the buildings, beyond what exists currently on site, it is considered that there would be an impact on the openness of the MOL. However, given the scale of the site and the amount of built form proposed, just under 94% of the site would remain open, as demonstrated in the table below. It is therefore considered that whilst there is an impact on the openness of the MOL, the modest extent of impact would be acknowledged in the context of a very special circumstances case being made.

Total Site Area Existing Site Coverage Proposed site coverage

30,225sqm (100%) 813sqm (2.7%) 1835sqm (6.1%) Very Special Circumstances

7.9 The applicant has demonstrated that the current site is not fit for purpose given the current condition of the facilities. The site has had a University of Westminster Boat Club facility since 1888, and Quintin Boat Club has been on the site since 1907. The existing boat house is no longer fit for purpose as it is not structurally sound, is not thermally efficient and is not watertight. Furthermore, the changing facilities are undersized and inadequate and there is no disabled access to the building. The gym building is structurally unsound and is falling towards the river. The boat storage shed was originally a temporary structure and is insufficient for the needs of the users, failing to effectively house the boats required. The playing fields are in a poor condition that prevents games being played, and due to a lack of facilities such as changing rooms, prevent use by third parties and the wider community. The access to the boat house is currently along Ibis Lane, which is poor given the type of vehicles that need to get to and from the boat club, and this often gives rise to noise and disturbance issues being raised by neighbours along Ibis Lane. Given these issues, it is clear that the current site does not meet the needs of the current users, and is therefore underutilised.

7.10 The applicant has demonstrated a significant community benefits package could be achieved should the proposal go ahead. The site is split between two landowners, both of which are charities, the Quintin Hogg Memorial Fund (QHMF) and the Quintin Hogg Trust (QHT). Discussions with tenants of the site are ongoing, but any tenant would be required as part of their lease to support the community outreach programmes run by the landowners of the site through provision of access to facilities, equipment and coaching.

7.11 The future tenants of the site would have boat storage space leased to them, providing space to store their boats. Boat storage space is in demand along the length of the Thames, but particularly so in London. The leasing of space would be organised through a charity called the Chiswick Rowing Trust (CRT) to help achieve their charitable objectives of rowing provision.

7.12 The University of Westminster would be an important part of the outreach programme, and have committed to developing a sports and education mentoring programme at the site, with the sports coaches and students working with local schools and sports clubs to actively engage the local community, identify youth talent and encourage active engagement. The University would also have free timetabled use of the all weather pitch for rugby, football and American football. The proposals are likely to increase the levels of sports participation within the University. The pitch would be used by both the University and a rugby club, who would be required to support the “All Schools” outreach programme to provide rugby and other associated games lessons to local schools to promote sport across the community. 7.13 The new boat club would be linked with London Youth Rowing, as well as other organisations as part of ’s aim to provide anyone with a chance to row. This scheme would provide:

 A partnership with local fee paying schools with arrangements to provide coaching, equipment and facilities for local state schools at the site

 Provision of taster sessions for the local community

 Expansion of the University’s and Quintin Boat Club’s elite rowing programme to nurture local talent

 Gym coaching sessions with experienced coaching staff

7.14 As part of any approval, a s106 legal agreement would secure a Community Use Agreement, which would ensure that the community benefits as proposed by the applicant would be secured. The community use agreement would secure:

 A minimum amount of time per month for community rowing coaching and use of the boat club and the boats stored there. This would be linked to the amount of boat storage space that is being proposed.

 A minimum amount of time per month for community use of the classrooms and ergo room, including coaching and teaching

 A minimum amount of time per month for community use of the 3G pitch and associated rugby clubhouse facilities would be secured for a variety of coaching and sports, including rugby, football and American football

7.15 Linking the amount of boat storage proposed to the amount of community benefit achieved provides a very strong justification for the size of the facility. The provision of equipment relating to rowing such as ergo rowing machines and the boats themselves would allow many local schools to provide an opportunity for their pupils to try rowing where they may not have been able to previously. The tenants of the site would be required in their lease, and through the legal agreement, to provide access to their equipment and coaching staff to provide a significant level of community use at the site.

7.16 A new bar, kitchen and club room would be provided on the first floor of the rugby clubhouse. The existing bar and club room at the rowing club would be retained in the existing, extended boat house. There would be no catering facilities in the new proposed boat house. The provision of a bar and catering facility within the rugby clubhouse would facilitate its use as a sporting venue, providing match day catering for players and supporters. A site and event management plan would be secured through a legal agreement to ensure that the use is regulated, and hours of use would be secured via condition. 7.17 The proposals would result in significant community benefit through the provision of facilities, coaching and equipment that would not usually be available to community groups, local sports teams and local schools. The involvement of large charitable groups such as British Rowing would further ensure that the provision would be of a high standard. It is considered that the level of community benefit that would be secured through a legal agreement would be sufficient to demonstrate very special circumstances and outweigh any harm relating to the openness of the MOL.

Conclusion

7.18 Accepting that the development represents inappropriate development which, by definition, is harmful, it is necessary for the applicant to demonstrate that very special circumstances exist to justify permitting this application. The significant community benefits that the upgraded and expanded facilities would provide are considered to weigh in favour of the proposal.

7.19 It is considered that, on balance, these benefits constitute very special circumstances that outweigh the harm to the MOL.

Design and Impact on Heritage Assets

7.20 The site is within the Grove Park Conservation Area, and is close to the Grade II Listed Chiswick Bridge. The site is readily visible from Chiswick Bridge, and any proposal should be of a very high level of design.

7.21 The proposed extension to the existing boat house, new boat house and rugby clubhouse would be of an excellent level of design. It would complement the riverside location, and visual cues from other boat houses along the river would be incorporated into the design through the proposed roof style and use of materials. The massing and scale of the proposed buildings and the extension to the existing would be appropriate and would not appear dominant in its context. The orientation of the two new buildings would ensure that the amount of development is not overbearing when viewed from the surrounding roads and the river itself. The buildings would be an example of exemplary design that would enhance the character of the Conservation Area.

7.22 The introduction of a 3G sports pitch and associated floodlighting would not have any unacceptable impact on the wider character of the area, given that this part of Grove Park Conservation Area is predominantly used for sports. There are other examples of similar pitches and facilities on the other side of Hartington Road, and it is not considered that this part of the proposal would result in any harm to the Conservation Area.

7.23 The site is readily visible from the Grade II Listed Chiswick Bridge. The high quality of design and orientation of the proposed buildings is considered to preserve and enhance this view. Furthermore, the proposal is considered to complement the character of the area and would represent an enhancement of this part of the river, ensuring that there would be no harm to the character and appearance of the area.

7.24 Eleven single trees, four tree groups and some hedges would be removed as part of the works, however, none of these are of high quality and do not contribute significantly to the Conservation Area or the group TPO. Two trees and one small group on the Hartington Road boundary would be removed, several trees and small groups would be removed from the area around the existing entrance from Ibis Lane, along with the hedges along the existing Thames Path that runs through the site. The majority of the trees that would be removed are in and around the existing buildings on the site, close to the river. The mature trees between the site and Ibis Lane would be retained. Furthermore, a significant amount of additional tree planting is proposed, and would be secured through a landscaping condition. Another condition would protect the existing trees during construction and beyond.

The impact on the amenity of adjoining properties

7.25 The nearest neighbouring residents to the site are the properties long Ibis Lane to the west. The closest neighbour would be 42m away from the rear of the extended part of the existing boat house. In terms of proximity to the new buildings, the nearest resident to the rugby clubhouse would be 68m away and the nearest to the new boat house would be 80m away. Given these distances, and the scale of the proposals, it is not considered that the proposal would result in any harm to neighbours through loss of light or outlook, the creation of a sense of enclosure or an overbearing presence. Furthermore, given the distances and orientation of the buildings, it is not considered that there would be any loss of privacy.

7.26 The intensity of the use of the site would increase as a result of this proposal, given the uplift in boat storage, floor space, sports provision and the 3G pitch. As part of the proposal, the applicant submitted a noise assessment. The noise assessment measured noise levels between Tuesday 13th November 2018 and Sunday 18th November 2018, and found that the existing day time average was 59dB and the night time average was 53dB. The World Health Organisation identify that noise levels in outdoor living areas above 50dB may cause risk of moderate annoyance, and levels above 55dB may cause risk of serious annoyance. It is therefore evident, that the existing noise levels at the site are fairly high. The report goes on to predict noise levels from the rugby pitch, which peak at 43dB, which is below the Sport England Guidance of 50dB and significantly below the WHO guidance. Likewise, the impact from the boat club would be negligible when compared to the existing noise environment. The proposal includes one additional bar on the site, at the rugby clubhouse. The opening hours of this would be secured by condition to ensure that there would be no unacceptable noise disturbance. Given the distances involved, the levels of existing noise, and predicted noise levels, it is not considered that there would be any harm to neighbour’s living conditions as a result of noise and disturbance. 7.27 The proposal includes 8 floodlights at a height of 16.2m around the 3G pitch. The applicant submitted a light study, as well as a lux levels diagram which shows that the overspill of light would be negligible when the distance to the nearest residential units is taken into account (110m). Furthermore, a condition would be attached to restrict the usage of the lights to ensure that they are used at appropriate times. It is not considered that the floodlighting would result in any harm to the neighbour’s living conditions.

7.28 The increase in use at the site would no doubt result in an increase in traffic to and from the site. Given the proposal seeks to install a new entrance to the site from Hartington Road, this would remove the existing traffic that travels to the existing boat club from Ibis Lane. This would reduce the impact of traffic noise and disturbance to these neighbours. Other traffic, parking and transport related issues are dealt with in the next section.

Highway safety and parking

Access arrangements

7.29 The proposal would create a new two-way priority access onto Hartington Road, approximately 70m southeast of the Ibis Lane junction, 30m southeast of the Memorial Ground’s access, and 90m northwest of the signalised junction with the A316. Swept path analysis has been provided demonstrating that a 15m coach and a large vehicle towing a boat can enter access and egress the proposed junction, while the visibility splays would conform to Manual for Streets guidance. Gates are proposed, however these need to be set back 15m from the boundary to allow a coach wait without overhanging the public highway. Details of the how the gates are controlled are required to ensure that they won’t lead to queueing on Hartington Road or vehicles having to reverse out of the site, and would be secured by condition. Segregated paths through the site, with two accesses from Hartington Road, would provide safe and convenient access for pedestrians.

7.30 There is a separate junction into the site from Hartington Road, approximately 15m from the access into the Memorial Ground opposite, which would become redundant if the proposal comes forward and would therefore need to be removed with the footway, verge, and kerb reinstated. A condition would be attached to ensure this.

7.31 The highway works would require a Section 278 agreement that would be secured as part of the S106 requirements.

Traffic generation

7.32 The Transport Assessment submitted includes existing traffic data and break down of anticipated trip generation from the site. The original sites and uses used to estimate the likely trip generation from the rugby club use were not considered comparable therefore the results of the surveys undertaken for the relocation of Grasshoppers Rugby Club on Syon Lane were used instead. The Grasshopper site surveyed consisted of four rugby pitches and three netball courts and none of the attendees arrived by coaches so the results are considered robust. The traffic generation of the existing site was surveyed during a regatta event and the results were factored up to understand the likely trip generation and mode share associated with the enlarged boat club use.

7.33 Automatic traffic counts were undertaken on Hartington Road over the course of a week and turning movement counts were undertaken at the Ibis Lane, Memorial Ground, and A316 junctions were undertaken during one weekday morning and evening’s peak. Following this, additional surveys were requested by the Council and undertaken at these junctions over the course of a weekend.

7.34 The analysis indicates that peak trip generation is anticipated to occur outside of normal highway peak hours. However, assuming a worst-case scenario whereby the development peaks coincided with the highway peaks at weekends, traffic modelling of the site access junction with Hartington Road was carried out using PICADY, identifying the proposed access would operate well within capacity. In addition, and using the same worst case scenario, traffic modelling of the signalised junction between Hartington Road and the A316 was carried out using LinSig, identifying that the junction would operate within capacity with the development. Parking

7.35 Representations have been received regarding parking on Hartington Road associated with the existing use of the site and its effect on highway safety and traffic flow. This situation has been backed up by the applicant’s own observations, explained by the existing insufficient on-site parking capacity combined with the manoeuvring space required by boat trailers reducing the existing capacity further.

7.36 44 formal car parking spaces, including three disabled parking bays, are proposed with a further 40 overflow spaces. Based on the survey data from the existing boat club use during a regatta event and the Grasshoppers Rugby Club, parking accumulation modelling identifies one hour in which the proposed parking provision would be oversubscribed. To prevent this occurrence it would be necessary to avoid scheduling rugby matches when boat club events are being held and this would need to be secured through a site and event management plan, which would be secured through a legal agreement.

7.37 It is considered that the proposed provision is appropriate to accommodate the likely demand while not overproviding spaces which could encourage vehicle trips to the site that may have been undertaken by more sustainable modes of transport. The parking provision needs to be managed so that parking is restricted to marked bays only, the bays are only used for parking and not for the storing of boats or trailers, vehicles are not queuing to enter the site, the disabled parking bays are not misused, and that the overspill parking area is only used when absolutely necessary. A satisfactory management regime can be secured through a Site Management Plan, which would be included within a legal agreement. 7.38 In addition, three coach drop-off/parking spaces would be provided. Swept path analysis has been provided which demonstrates that coaches can access the bays and turn around on-site to leave in forward gear.

7.39 Nine spaces would have access to electric vehicle charging points and this provision would comply with the draft London Plan standards.

7.40 The layout of the parking area is satisfactory however further details as to the location of the EV bays and the specification of the charging points need to be secured by condition. The EV charging points should be capable of a minimum 7.2kW output to accord with best practice. A condition would be attached to any approval to ensure this.

Mitigation

7.41 To ensure that the submitted and accepted traffic and parking figures are not exceeded, a comprehensive and robust Event Management Plan, Site Management Plan, and Travel Plan would be submitted and agreed with the council and strictly adhered to. There would be monitoring, review, and enforcement set out in the plans and the council would have the right to request reviews or additional measures should we receive complaints or the targets are not being met. Scheduling of events must take events associated with the Memorial Ground to the north of the site into account to minimise conflict. Traffic generation needs to be surveyed once the facilities are operational and fully used and if traffic generation is higher than predicted the club must take additional action. The relevant plans identified above would be secured through conditions.

7.42 Waiting restrictions on Hartington Road to prevent parking and coach drop- offs/pick-ups would restrict such activities to within the site. Event day monitoring, secured in the plans above, would identify if parking is being displaced onto surrounding streets and, if so, additional measures will need to be put in place to prevent this. Waiting restrictions on Hartington Road would also allow the existing advisory cycle lane to be upgraded to a mandatory cycle lane to encourage the use of cycles.

Cycle parking

7.43 A total of 20 long-stay and 42 short-stay cycle parking spaces would be provided which accords with the draft London Plan. However, many of the short-stay spaces would be inside the boat yard enclosure and thereby may not be accessible to all site visitors. A condition requiring details of cycle parking provision would be attached to any approval.

Servicing

7.44 It is proposed that refuse collections would be undertaken from Ibis Lane, as existing, and the refuse stores are suitably located for this to occur. It is expected that all other servicing requirements are undertaken from within the site and this can be secured within the Site Management Plan. Construction Logistics Plan

7.45 A Construction Logistics Plan that accords with the latest TfL guidance would need to be provided prior to the commencement of the development, and would be secured by condition.

Thames Path

7.46 The proposal includes a slight diversion of the Thames Path and its enhancement, however further potential improvements have been identified that can be secured by condition, namely the setting back of the benches from the path and ensuring better intervisibility through the 90 degree bends. A public access strategy which allows access from 7am-10pm and a maintenance regime would be secured through the s106 agreement. A potential future route along the riverside of the site to the boundary with the neighbouring boat club should be safeguarded in the s106 should the neighbouring site come forward for redevelopment in the future.

7.47 The proposals, subject to the relevant management plans being secured via the s106, the works to be carried out through a s278 agreement and the aforementioned conditions, would not result in any harm to the free flow of traffic and would meet the aims of Local Plan Policy EC2 and the London Plan.

Environmental considerations

7.48 The applicant has demonstrated that the proposal would provide a 39% reduction in regulated emissions, which is above the 35% on Part L 2013 as required by the London Plan.

7.49 The applicant has submitted sufficient information to ensure that the proposals would achieve the sustainability and environmental targets as set out in the London Plan.

7.50 The applicant submitted an ecological assessment and a lighting impact assessment which concluded that there would not be any harm caused by the proposal. Furthermore, the Environment Agency were consulted as part of the application and did not raise any objection.

7.51 The Council’s drainage and flooding consultant was consulted as part of the application, and recommended that the application be approved subject to appropriate conditions.

7.52 Although the proposal would result in an increase in activity at the site, it is not considered that there would be any unacceptable increase in air pollution.

Conclusion

7.53 Given the scale and position of the proposed buildings, there is an impact on the openness of the MOL, and the proposals therefore are considered inappropriate development. A significant package of community benefits would be secured through a legal agreement, which are considered to outweigh any harm caused to the openness of the MOL.

7.54 On balance, therefore, given the benefits to community, it is considered that the harm to the MOL would be clearly outweighed by the benefits of the scheme, and therefore very special circumstances have been demonstrated. Further to this, the high level of design, minimal impact on neighbours, acceptable impact on the transport network and appropriate environmental impacts ensure that the scheme is considered acceptable, subject to a S.106 legal agreement, S.278 agreement and relevant conditions

8.0 PLANNING OBLIGATIONS

8.1 The Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development. A payment or other benefit offered pursuant to a Section 106 agreement is not material to a decision to grant planning permission for a development, or any part of a development, that is capable of being charged the community infrastructure levy (whether there is a local levy in operation or not) and shall not be required unless it complies with the provisions of the Community Infrastructure Levy Regulations 2010 (regulation 122), which provide that the planning obligation must be:

(a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development.

8.2 Accordingly, it is mandatory that each criterion be satisfactorily addressed prior to granting planning permission subject to a section 106 agreement or unilateral undertaking.

8.3 The Council’s Supplementary Planning Document on Planning Obligations contains guidance on the imposition of planning obligations. These obligations may offset shortfalls in the scheme or mitigate the impacts of the development.

8.4 Accordingly, it will be necessary for a S106 Agreement to be entered into in order to ensure that a Community Benefits Management Plan as well as other requirements is agreed.

8.5 The Heads of Terms for the agreement area as follows:

 Securing a Community Use Agreement to provide detail and effective management of the facilities in relation to community use, including:

o Minimum number of hours per month for community use of the rowing facilities, including the boats, ergo room, classrooms, changing facilities and gym facilities o Minimum number of both rowing and rugby/football/American football coaching hours per month to be allocated to local schools and community groups for both the all weather pitch and rowing facilities. Coaches would be provided by the tenants of the site (e.g. University of Westminster or local fee- paying schools)

o Minimum number of hours per month for the use of the all weather sports pitch for football, rugby and American football, including use of the changing facilities and gym

 Securing a Travel Plan that encourages sustainable transport to and from the site

 Securing Public access over the Thames Path and maintenance regime

 Safeguarding future routes along the river

 Construction Training contributions

 A clause to secure highway improvements around the site

 Considerate Contractors

9.0 EQUALITIES DUTIES IMPLICATIONS

9.1 The Council has to give due regard to its Equalities Duties, in particular with respect to general duties arising from section 149 of the Equality Act 2010. Having due regard to the need to advance equality involves, in particular, the need to remove or minimize disadvantages suffered by equalities groups.

9.2 The Council has considered the relevance of the proposal to the provisions of the Equality Act 2010, in particular for those with the following protected characteristics: age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex, sexual orientation and the Human Rights Act 1998 .The assessment concluded that Equalities Duties are not engaged by this proposal. The proposal is also compatible with Human Rights Articles and as the report does not have any significant bearing on the substantive equality duty it is not considered necessary to undertake an Equality Analysis.

10.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY INFRASTRUCTURE LEVY

10.1 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).

10.2 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.

10.3 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.

Existing lawful Demolished floor CIL liable floor Floor space floor space space space (sqm) 1052 845 2128

10.4 This proposal would be liable to pay the CIL which is index linked. The scheme would be liable to pay £42,560 Hounslow CIL and £127,680 Mayoral CIL.

11.0 RECOMMENDATION

11.1 That subject to any direction the Mayor of London may make on the application, planning permission be granted subject to the following conditions and securing the abovementioned planning obligations by the prior completion of a satisfactory legal agreement made under Section 106 of the Town and Country Planning Act 1990, section 278 of the Highways Act 1980 and or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Department of Housing, Planning and Communities on the advice of Corporate Governance.

11.1. The satisfactory legal agreement outlined above shall be completed and planning permission issued within 6 months of the date of a resolution to grant planning permission by Committee, or such extended period as may be agreed in writing by appropriate officers within the Department of Housing, Planning and Communities or within Legal Services.

11.2. If the legal agreement is not completed by the date specified above (or any agreed extended period), then the Chief Planning Officer 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 8.5 of this Report.

11.3. 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 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.

11.4. If planning permission is refused, the Assistant Director Planning and Development (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 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 No development shall take place until samples of the materials to be used in the construction of the external surfaces of the buildings 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 Context and character and CC2 Urban Design and Architecture of the adopted Local Plan. 3 The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted (AST-EBH-ZZ-DR-A-20-102, AST- EBH-ZZ-DR-A-05-002, AST-SM-ZZ-DR-A-20-005, AST-SM- ZZ-DR-A-20-003, AST-BH-ZZ-DR-A-20-101, AST-RP-ZZ- DR-A-20-101, AST-EBH-ZZ-DR-A-20-101, AST-SM-ZZ-DR- A-20-004, AST-SM-ZZ-DR-A-20-101, AST-SM-ZZ-DR-A-20- 102, AST-EBH-ZZ-DR-A-20-103, Ground floor site plan, AST- BH-ZZ-DR-A-05-001, AST-BH-ZZ-DR-A-05-002, AST-RP-ZZ- DR-A-05-001, AST-RP-ZZ-DR-A-05-002, AST-EBH-ZZ-DR- A-05-001, AST-SM-ZZ-DR-A-20-101, AST-SM-ZZ-DR-A-20- 102, AST-EBH-ZZ-DR-A-20-103, AST-BH-ZZ-DR-A-20-201, AST-RP-ZZ-DR-A-20-201, AST-EBH-ZZ-DR-A-20-201, AST- SM-ZZ-DR-A-20-001 received 26/10/2018) 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. 4 The use hereby permitted for the sports facilities and associated bar and club rooms shall not be carried on outside the following times: Monday - Sunday 07:00 - 23:00 Reason: In order to safeguard the amenities of residential properties and to ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1 Context and character, CC2 Urban design and architecture and EQ5 Noise of the adopted Local Plan. 5 The floodlighting hereby permitted shall not be used outside the following times: Monday - Sunday 07:00 - 22:00 Reason: In order to safeguard the amenities of residential properties and to ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1 Context and character, CC2 Urban design and architecture and EQ6 Lighting of the adopted Local Plan. 6 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: In order to safeguard the amenities of adjoining residential properties and to ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1 Context and character, CC2 Urban design and architecture and EQ5 Noise of the adopted Local Plan. 7 Prior to any above ground works, details of the floodlighting shall be 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 floodlighting in the interests of the visual amenity of the area in accordance with policies CC1 Context and character, CC2 Urban design and architecture and EQ6 Lighting of the adopted Local Plan. 8 "Before the development hereby permitted commences: a. A contaminated land Phase 1 desk study report shall be submitted to, and approved in writing by the Local Planning Authority. Should the Phase 1 report recommend that a Phase 2 site investigation is required, then this shall be carried out and submitted to, and approved in writing by the Local Planning Authority. The site shall be investigated by a competent person to identify the extent and nature of contamination. The report should include a tiered risk assessment of the contamination based on the proposed end use of the site. Additional investigation may be required where it is deemed necessary. b. If required, a scheme for decontamination of the site shall be submitted to the Local Planning Authority, for written approval. The scheme shall account for any comments made by the Local Planning Authority before the development hereby permitted is first occupied. During the course of the development: c. The Local Planning Authority shall be notified immediately if additional contamination is discovered during the course of the development. A competent person shall assess the additional contamination, and shall submit appropriate amendments to the scheme for decontamination in writing to the Local Planning Authority for approval before any work on that aspect of development continues. Before the development is first brought into use: d. The agreed scheme for decontamination referred to in clauses b) and c) above, including amendments, shall be fully implemented and a written validation (closure) report submitted to the Local Planning Authority for approval.

Reason: Contamination is known or suspected on the site due to a former land use. The Local Planning Authority (LPA) therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety in accordance with policy EQ8 Contamination of the adopted Local Plan. Supporting notes: a. An initial phase 1 desk study must be submitted with the original application and will include the aims and objectives, data collection, site reconnaissance (walk over survey), and development of the initial Conceptual Model (CM), which identifies all potential pollutant linkages on the site. The report should also make recommendations for the further gathering of information and or intrusive investigation. The full site investigation must include intrusive testing for soil and groundwater contamination, soil gasses, and leachate. The investigation shall be carried out at such points and at such depths as the LPA may stipulate. Risk assessments must adhere to current UK guidance and best practice. b. The scheme for decontamination shall provide details of how each potential pollutant linkage, as identified in the conceptual model, will be made safe. c. In some instances the LPA may require work on site to be ceased whilst the nature of additional contamination is investigated fully. d. The validation report shall revisit the site conceptual model, and provide evidence that each aspect of the decontamination scheme was carried out correctly and successfully. This report shall prove that the development is suitable for its new use. e. We request that site investigation reports or site plans be sent electronically to [email protected] or by post on a cd or dvd wherever possible 9 A hard and soft landscape strategy and management plan, including landscaping detailing, long term design objectives, management responsibilities and maintenance schedules for all hard and soft landscape areas, shall be submitted to and approved by the local planning authority prior to the occupation of the development for its permitted use. This shall include planting schedules for tree planting. Any trees or shrubs planted which die within five years of completion of the development shall be replaced with the same species, and of comparable maturity, or an approved alternative. The landscape strategy and management plan shall be carried out as approved and maintained as such thereafter. Reason. In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1, CC2 (New Development) and GB7 (Biodiversity) of the adopted Local Plan

10 Prior to the commencement of development, a drainage strategy that accords with the policies of the London Plan and draft London Plan shall be submitted to, and approved by, the Local Planning Authority. This shall include information that demonstrates that the site will be free of flooding from a 1 in 30 year +40% climate change event, and that there will be no flooding of buildings from the 1 in 100 year + 40% climate change event.

Reason: To ensure that the proposal complies with the London Plan and Policy EQ3 (Flood risk and surface water management) of the Local Plan

11 a) The development hereby permitted shall not commence until a finalised Energy Strategy (demonstrating how the 35% target for carbon dioxide emissions reduction are to be met in line with the Mayor's energy hierarchy and cooling hierarchy) has been submitted to and approved in writing by the Local planning Authority.

b) The development shall be implemented in accordance with the approved Energy Strategy and works above ground level shall not commence until full Design Stage calculations under the National Calculation Method have been submitted to and approved in writing by the Local planning Authority to show that the development will be constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions.

c) Prior to first occupation of the building(s) 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.

12 No development shall take place until a BREEAM New Construction Shell and Core preliminary-assessment estimator (or such equivalent standard that replaces this) has been submitted to and approved in writing by the Local Planning Authority demonstrating how an 'Excellent' (minimum score 70%) rating will be achieved.

Within three months of work starting on site a BREEAM New Construction Shell and Core Design Stage certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that an 'Excellent' rating will be achieved.

Prior to first occupation of the building(s) a BREEAM New Construction Shell and Core Post-Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that an 'Excellent' rating has been achieved.

Within three months of fit-out work starting on site a BREEAM Refurbishment and Fit-out Parts 3 & 4 Design Stage certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that an 'Excellent' rating will be achieved.

Prior to first occupation of the building(s) a BREEAM Refurbishment and Fit-Out Parts 3 & 4 Post-Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that an 'Excellent' rating has been achieved.

Reason: To ensure that the development has an acceptable level of sustainability in accordance with the London Borough of Hounslow Local Plan Policy EQ2. 13 In this condition "retained tree" means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of (5 years) from (the date of the occupation of the building for its permitted use).

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard[3998 (Tree Work)] or any other BS replacing.

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.

(c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason: To enable the Local Planning Authority to ensure the retention of the maximum number of trees on the site and their protection from damage, in the interests of biodiversity and visual amenity area and to accord with policies CC1 Context and character, CC2 Urban design and architecture and GB7 Biodiversity of the adopted Local Plan.

14 No above ground works shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before (the use hereby permitted is commenced) or (before the building(s) is/are occupied) or (in accordance with a timetable agreed in writing with the local planning authority). Development shall be carried out in accordance with the approved details.

Reason: To safeguard the visual amenities of the locality and privacy of adjoining properties in accordance with policies CC1 Context and character and CC2 Urban design and architecture of the adopted Local Plan.

15 No development shall take place until a scheme for the provision and management of a buffer zone that extends from the pitch to the watercourse and along the full length of the development, has been submitted to, and approved in writing by, the local planning authority. Thereafter, the development shall be carried out with the approved scheme. Any subsequent variations shall be agreed in writing by the local planning authority, in which case the development shall be carried out in accordance with the amended scheme. The buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping.

The scheme shall include the following elements:

 plans showing detailed extent and type of new planting (planting should be of native species)  details of maintenance regimes  details of any new habitat created on site  details of treatment of site boundaries and/or buffers around water bodies  details of management responsibilities  details of long term design objectives

Reason: It has been noted that although the submitted scheme aims to increase areas of planting within the site. However, due to a large area being artificial in nature, it would be desirable if the applicant can demonstrate that the buffer zone between the artificial pitch and the watercourse will remain naturalised and enhanced as mitigation for the overall loss of a natural pitch, and loss of natural interception soak away and pollution filtering.

This condition is necessary to ensure the protection of wildlife and supporting habitat and secure opportunities for the enhancement of the nature conservation value of the site in line with national planning policy. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected.

This approach is supported by paragraphs 170 and 175 of the National Planning Policy Framework (NPPF) which recognise that the planning system should conserve and enhance the environment by minimising impacts on and providing net gains for biodiversity. If significant harm resulting from a development cannot be avoided, adequately mitigated, or as a last resort compensated for, planning permission should be refused. This condition is also supported by legislation set out in the Natural Environment and Rural Communities Act 2006 and Article 10 of the Habitats Directive which stresses the importance of natural networks of linked corridors to allow movement of species between suitable habitats, and promote the expansion of biodiversity.

16 The Artificial Grass Pitch hereby permitted shall not be constructed other than in accordance with Sport England Technical Design Guidance Notes Artificial Surfaces for Outdoor Sport.

Reason: To ensure the development is fit for purpose and sustainable and to accord with Development Plan Policy.

17 Notwithstanding the details shown on the approved drawings, the gates across the vehicular access from Hartington Road shall be set back 15m from the public highway and full details of their operation shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development. The gates shall thereafter be operated in compliance with the approved details.

REASON: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access in accordance with adopted Local Plan Policy EC2.

18 Notwithstanding the details shown on the approved drawings, full details of the proposed access, including waiting restrictions on Hartington Road, shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development. No part of the development shall be occupied until the new means of access and waiting restrictions have been sited, laid out and constructed in accordance with the approved details, and the existing access onto Hartington Road removed and the footway, verge and kerb reinstated.

REASON: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access in accordance with adopted Local Plan Policy EC2.

19 Before the development hereby permitted is first brought into use, an Event Management Plan shall be submitted to and approved in writing by the local planning authority and the approved Plan shall be adhered to thereafter. The Plan shall include the following details and commitments as a minimum: 1. The annual events held by Quintin Boat Club, the rugby club, and the memorial ground will be coordinated to ensure no two events take place during same period 2. A schedule of all events to be provided annually to the council 3. Surveying of traffic and parking on surrounding roads, with the results made available to the council on request 4. Introduction of Temporary Traffic Management Orders if required 5. The use of coaches to reduce the number of private car trips 6. The use of Park and Stride or Park and Ride 7. Signage strategy 8. Additional measures will be introduced if the council deem them necessary to mitigate traffic impacts associated with specific events 9. Marketing and promotion to encourage more sustainable travel to events 10.Notifying neighbouring residents of when larger events are scheduled, providing them with a single point of contact for traffic complaints on events days, and the logging of any complaints received and their release to the council on request. 11.Appropriately licensed and qualified stewards shall be employed on event days to monitor and implement the plan

Reason: In order to prevent obstruction and inconvenience to users of the adjacent highway and the premises, in the interests of highway safety, and to support sustainable transport objectives in accordance with adopted local plan policy EC2.

20 Before the development hereby permitted is first brought into use, an Site Management Plan shall be submitted to and approved in writing by the local planning authority and the approved Plan shall be adhered to thereafter. The Plan shall include: 1. Details of when the overflow parking will be utilised and how it will be managed 2. Measures to prevent parking outside of designated bays and enforcement of disabled parking bays restrictions 3. Management of deliveries and servicing 4. Surveying of permanent and overspill parking areas with the result made available to the council on request 5. Measures to ensure that the turning areas are kept free from obstruction

Reason: In order to prevent obstruction and inconvenience to users of the adjacent highway and the premises, in the interests of highway safety, and to support sustainable transport objectives in accordance with adopted local plan policy EC2.

21 Before the development hereby permitted is first brought into use, the parking, loading/unloading and turning spaces as shown on the approved plans shall be constructed and made available for use and thereafter shall not be used for any other purpose.

Reason: In order to prevent obstruction and inconvenience to users of the adjacent highway and the premises, and in the interests of highway safety; in accordance with Local Plan policy EC2.

22 Before the development hereby permitted is first brought into use, details of electric vehicle charging infrastructure capable of charging no fewer than nine electric vehicles simultaneously shall be submitted to and approved in writing by the Local Planning Authority. The approved infrastructure shall be fully implemented and be made available for use before the first occupation of the development and thereafter retained for use at all times without obstruction.

Reason: To support sustainable transport objectives; in accordance with Local Plan policy EC2

23 No building or use hereby permitted shall be occupied or the use commenced until full details (including manufacturers’ specifications) of secure covered cycle parking facilities for the occupants of, and visitors to, the development have been submitted to and approved in writing by the Local Planning Authority. The approved facilities shall conform to current guidance such as the TfL London Cycling Design Standards in design and layout and be fully implemented and be made available for use before the first occupation of the development and thereafter retained for use at all times without obstruction.

REASON: To support sustainable transport objectives in accordance with adopted local plan policy EC2

24 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 accord with the latest TfL guidance and shall include: i. a site plan (showing the areas set out below) 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. provision for the parking of vehicles of site operatives and visitors iv. provisions for loading, unloading and storage of plant and materials within the site v. details of access to the site, including means to control and manage access and egress of vehicles to and from the site for the duration of construction including phasing arrangements vi. details of vehicle routeing from the site to the wider strategic road network vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate viii. provision of wheel washing facilities at the site exit and a commitment to sweep adjacent roads when required and at the request of the council ix. a scheme for recycling/disposing of waste resulting from demolition and construction works x. measures to ensure the safety of all users of the public highway especially cyclists and pedestrians in the vicinity of the site and especially at the access xi. commitment to liaise with other contractors in the vicinity of the site to maximise the potential for consolidation and to minimise traffic impacts. xii. avoidance of peak hours for deliveries and details of a booking system to avoid vehicles waiting on the public highway xiii. all necessary traffic orders and other permissions required to allow safe access to the site to be secured and implemented prior to commencement of construction xiv. details of the construction programme and a schedule of traffic movements xv. the use of operators that are members of TfL’s Freight Operator Recognition Scheme (FORS)

REASON: To ensure highway safety is maintained and preserved in accordance with policy EC2 of the Local Plan

25 Notwithstanding the details shown on the approved drawings, details of the public access path along the Thames and through the site to Ibis Lane shall be shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development. The submission shall include details of lighting, location of benches, bins, and directional signs, satisfactory intervisibility through corners, the surfacing material of the path, and appropriate drainage, and the path shall be constructed as per the approved details prior to the occupation of the development.

REASON: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access in accordance with adopted Local Plan Policy EC2.

26 The use hereby permitted shall not be begun until details of the arrangements for storing of waste and recycled materials have been submitted to and approved by the Local Planning Authority. The arrangements for storing waste and recycled materials shall not be carried out otherwise than in accordance with any approval given and shall be completed before any part of the accommodation hereby permitted is occupied. Reason: To safeguard the amenities of the area and in accordance with policies CC1, CC2 (New Development) and EQ7 and WLWP (Recycling Facilities in New Developments) of the adopted Local Plan. 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 Council's suggested improvements were adopted by the applicant.

2. Flood Risk Activity Permit The Environmental Permitting (England and Wales) Regulations 2016 require a permit to be obtained for any activities which will take place:

 on or within 8 metres of a main river (16 metres if tidal)  on or within 8 metres of a flood defence structure or culvert (16 metres if tidal)  on or within 16 metres of a sea defence  involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert  in a floodplain more than 8 metres from the river bank, culvert or flood defence structure (16 metres if it’s a tidal main river) and you don’t already have planning permission.

For further guidance please visit https://www.gov.uk/guidance/flood-risk- activities-environmental-permits or contact our National Customer Contact Centre on 03702 422 549. The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.

Drawing Numbers: AST-EBH-ZZ-DR-A-20-102, AST-EBH-ZZ-DR-A-05- 002, AST-SM-ZZ-DR-A-20-005, AST-SM-ZZ-DR-A-20- 003, AST-BH-ZZ-DR-A-20-101, AST-RP-ZZ-DR-A-20- 101, AST-EBH-ZZ-DR-A-20-101, AST-SM-ZZ-DR-A- 20-004, AST-SM-ZZ-DR-A-20-101, AST-SM-ZZ-DR-A- 20-102, AST-EBH-ZZ-DR-A-20-103, Ground floor site plan, AST-BH-ZZ-DR-A-05-001, AST-BH-ZZ-DR-A-05- 002, AST-RP-ZZ-DR-A-05-001, AST-RP-ZZ-DR-A-05- 002, AST-EBH-ZZ-DR-A-05-001, AST-SM-ZZ-DR-A- 20-101, AST-SM-ZZ-DR-A-20-102, AST-EBH-ZZ-DR- A-20-103, AST-BH-ZZ-DR-A-20-201, AST-RP-ZZ-DR- A-20-201, AST-EBH-ZZ-DR-A-20-201, AST-SM-ZZ- DR-A-20-001 received 26/10/2019