PLANNING COMMITTEE

Shane.Baker@hounslow.gov.uk

References: P/2020/1190 00631/M/P3

Address: Eldridge House, 104-106 Hounslow Road, Feltham TW14 0BD

Proposal: Erection of 51 self contained residential units within two blocks of 3 and part 4 storeys in height with associated car parking and amenity space (Amended description)

This application has been referred to Planning Committee as major planning application that would require a legal deed if approved.

Application received: 2 April 2020

1.0 SUMMARY

1.1 The application proposes redevelopment of 104-108 Hounslow Road, vacant land that formerly accommodated a care home (Eldridge House), with 51 new homes in two blocks, with associated car parking and amenity space. The proposed buildings would be three-storey, with the larger of the two blocks also having an additional recessed storey to part of the main three-storey block.

1.2 The proposal includes 12 affordable homes (24% of the total) comprised of 8 London Affordable Rent and 4 shared ownership homes. Independent review of the financial viability of the proposal demonstrates that the level of affordable housing offered is the maximum that is viable.

1.3 Car parking and cycle storage is provided in accordance with the new London Plan standards with 25 car spaces and 92 cycle spaces proposed.

1.4 The proposal would optimise the use of previously developed land, creating new housing and providing good quality buildings and landscaping. The siting and design of the new buildings would ensure good daylight, sunlight and privacy are maintained for neighbours.

1.5 It is recommended planning permission be granted subject to conditions and a legal agreement to secure planning obligations, including affordable housing.

2.0 SITE

2.1 The site is a backland plot that is enclosed by residential properties on The Drive to the southwest, Chichester Way and Denham Road to the north, and Sparrow Farm Infant School to the southeast.

2.2 Presently vacant, the site was formerly occupied by Eldridge House Care Home, a two and three-storey care home which was demolished following the approval of a planning application for a 60-bed care home at the site. This approved development was never implemented and the site has remained vacant ever since.

2.3 Vehicle and pedestrian access to the main part of the site is from Hounslow Road via a driveway that is around 100m in length. This driveway also provides access to the rear of some neighbouring properties.

2.4 The site has a Public Transport Accessibility Level (“PTAL”) of which ranges from 1b (very poor) in the south-eastern corner of the site to 4 (good) towards its junction with Hounslow Road. Feltham Railway station is located 900 metres to the south and provides rail links to London Waterloo. There are a number of bus services in the locality on Hounslow Road (routes 117 (Staines, Feltham, Hounslow, West Middlesex Hospital) and H26 (Feltham, Hatton Cross).

2.5 The surrounding residential properties comprise two-storey semi-detached and terraced houses of a variety of styles. The Feltham HIRA Association which provides Islamic worship, education and community services is located close to the vehicular entrance to the site off Hounslow Road (at No. 102 Hounslow Road).

2.6 The site has no designations in the Hounslow Local Plan.

Figure 1: Application site

3.0 PLANNING HISTORY

3.1 Planning permission (00631/M/P1) was granted in 2012 for the demolition of Eldridge House (which had been closed by the Council and the land sold) and erection of a part two and part three-storey 60-bed care home. A second planning permission (00631/M/P2) was also granted in 2012 for a 60-bed care home at the site, with the proposal including minor amendments to the originally approved scheme. Neither of the permissions was implemented.

4.0 PRE-APPLICATION PROCESS & CONSULTATION

4.1 Pre-application meetings – The applicant had a meeting with planning officers to obtain advice on the prospective development of the site.

4.2 Community consultation – The applicant undertook pre-application consultation comprising a letter drop with information about the proposal to 288 neighbouring residents and the local ward members (Feltham North). .

5.0 DETAILS OF THE PROPOSAL

5.1 The application seeks planning permission for housing on the site comprising two blocks, to provide a total of 51 homes, plus associated car parking, landscaping, amenity space and refuse storage. There would be 12 affordable homes (24% of the total) comprised of 8 London Affordable Rent and 4 shared ownership homes. The existing driveway to the site would be utilised for access for vehicles and pedestrians.

Figure 2: Proposed Site

5.2 The proposed housing mix as follows:

Size No. % of Total 1 bedroom (2 person) 18 35% 2 bedroom (3 person) 4 8% 2 bedroom (4person) 26 51% 3 bedroom (4 person) 3 6% Total 51 100%

Table 1: Proposed Housing Mix

5.3 ‘Block A’ would be the larger of the two proposed blocks and occupies the main part of the site. This block has 40 homes and is three-storey with a flat roof. Part of the building also has a fourth storey that is recessed from the edges of the main block with this having a mono-pitched roof. There is a forecourt car parking area in front of the block.

Figure 3: Proposed Block A: South-West Elevation

5.4 ‘Block B’ is located closest to Sparrow Farm school and is accessed by a driveway that extends along the southwest site boundary. It would be three-storey with a flat roof. The block has 12 homes, which would be all affordable housing. It also has a forecourt car parking area.

Figure 4: Proposed Block B: North-West Elevation

5.5 Both buildings would be of predominantly brick construction with large opening for windows with architectural details from louvers, screens, balconies and areas of render.

5.6 A total of 12 homes (24% of the total) would be affordable housing, with these comprising 8 London Affordable (“LAR”) and 4 Shared Ownership homes. All the affordable housing would be in Block B.

5.7 Landscaping and parking areas adjoin each building with communal amenity space provided between the blocks and to the rear of Block B. Both blocks have contemporary style and would be built predominantly in light coloured brick with some render, glazing and dark timber-aluminium composite frames and sills.

5.8 25 car parking spaces (0.5 per home) are proposed. Parking spaces are located alongside part of the access driveway and southwestern boundary and in two forecourt parking areas in front of each block. Communal refuse and recycling stores are provided within the ground floor of Block A and adjacent space, and along the access drive to Block B. Secure cycle parking stores are provided within amenity spaces and Block A.

5.9 The original submission proposed 50 homes (11 of which were affordable), and a larger upper storey. Minor amendments were made to this proposal to address concerns around the bulk of Building A and to optimise affordable housing. The uppermost floor of Block A was significantly reduced in size and its northern wing reduced from three-storey to two-storey near the boundary of the site to minimise the bulk of building. The main part of Block A was extended towards the interior of the site by around 3.0m to accommodate one additional 3 bedroom unit and the reconfiguration of units to enhance the affordable offer.

6.0 CONSULTATION

6.1 A site notice and a press notice advertised the proposal as a major application, with consultation letters sent on 20 April 2020 to statutory consultees and nearby properties. The neighbour consultation was redone to correct an error in the description 4 May 2020.

6.3 The application was included on the Pending Decisions List (22 May-29 May 2020) sent to ward members of Bedfont, Hanworth and Feltham, local amenity societies and posted on the Council’s website for information. Councillors requested the application be determined by the Planning Committee if it was recommended for approval.

6.4 A total of 14 neighbours objected to the proposal. A summary of the issues raised in the responses is given below.

Comment Response Housing – Should be retirement homes or a The site is privately owned vacant land. The care home. the former care home was demolished following its closure by the Council. The Need is for family homes. Council’s current focus of care is delivery of support at home and new supported accommodation and extra care schemes rather than care homes.

As the site is previously developed land located within an established residential area, the principle of housing development at the site is acceptable.

A satisfactory mix of unit homes, including those suitable for families is proposed.

Height – 4-storeys would be out of character Given the new residential buildings are with the area which is mostly 2-storey mostly 3-storey and have good separation housing, and would be visually overbearing from neighbouring development, with good on neighbours. areas for landscaping, there would not be a harmful impact on the character of the area.. Should be a maximum of 3-storeys. The recessed upper storey to the main block has been reduced in area and has a lightweight design that would ensure that is not overbearing.

Privacy and outlook – Overlooking and loss The proposed layout provides adequate of privacy to neighbouring properties. separation from the neighbouring residents and there would be adequate separation (over 21m) or obscured glazing to ensure satisfactory privacy.

Daylight and Sunlight – The height, bulk and A Daylight and Sunlight report demonstrates position of the building would result in there would be no significant affects from overshadowing and loss of light to overshadowing with all neighbours retaining neighbouring homes and gardens. good daylight and sunlight levels above the recommended levels from the BRE guidance.

Traffic and parking – Hounslow Road is The proposed number of parking spaces already busy, the additional traffic will accords with the London Plan standards and worsen it. traffic generated by the development would not be of such significance that there would The number of parking spaces (37) is be undue highways impacts. insufficient for the development (50 homes) and will lead to parking on nearby streets Measures to encourage walking, cycling and that are already congested. use of public transport would be secured in a Residential Travel Plan and through Increased traffic and parking congestion provision of cycle storage and pedestrian would add to pollution and reduce road access to surrounding streets. safety especially at school start and finish times. Existing parking compliance issues are not related to the proposal. The original plans Overflow of parking may spill into had proposed parallel parking spaces neighbouring roads, which already face alongside the driveway, however these have limited parking problems, as a result of easy now been deleted, which would aid the access via footpaths. prevention of unauthorised parking. Access to neighbours with existing rights of way There will be a substantial amount of vehicle would be maintained. traffic and pedestrians at all hours of the day on the long narrow access road. The parking New residents will be prohibited from on the access road would be used for obtaining residents’ parking permits for any parking by visitors to the local future local Controlled Parking Zones. HIRA Mosque.

Security – Proposed footpath and entrances If approved, a condition requiring approval of that provide access through the site to full details of landscaping, which includes adjacent roads and lanes for pedestrians, boundary fencing and planting, would be including Denham Road, is opposed or recommended. should be restricted to residents only owing to security and parking issues. Redevelopment of the site with housing would bring the vacant, derelict site into use, Fences look too low, existing fencing is in reducing opportunities for anti-social activity poor condition and would offer poor security. on the land.

Where the access road site backs on to houses there needs to be a high anti-climb wall to reduce antisocial behaviour.

Noise and disturbance – Noise from over The proposed housing is located within an 100 new residents would affect neighbours, established residential area, with the new including mental health. residential blocks positioned away from boundaries with neighbours and adjoined by Car parking areas are adjacent to open space and car parking. Given the use neighbouring properties and will result in and layout proposed the effects of comings increased level of noise and disturbance and goings are likely to be similar to other from residents coming and going from the housing in the locality. car parking areas. The energy centre is to be accommodated The proposed energy centre is close to the within an enclosed structure and would be boundary with no details of height or noise. subject to a noise restriction condition.

Footpaths to adjacent roads would lead to The proposal has been amended to provide increased noise. resident only access to the site, with originally proposed through routes omitted.

Trees – Removal or pruning of trees will The existing large trees around the reduce privacy. perimeter of the site are retained. If approved, conditions requiring details of Large trees should be retained as they works to retained trees and measures for contain rare birds and other species. their protection during construction to ensure their survival and health would be recommended. Any work to trees must be undertaken outside of the bird nesting season.

Infrastructure - the scale of development of The development is liable to pay the mainly high-density blocks of flats in Feltham Community Infrastructure Levy which would is in danger of overwhelming the town. The be used to help fund new infrastructure to expansion of amenities, schools, leisure offset the impacts of the increase population. facilities, medical facilities etc. is lagging behind and placing unnecessary strain on existing services.

102 Hounslow Road (Feltham Hira Centre) – If approved, control measures to ensure the Concerns about cumulative effects of existing driveway is only utilised by new development and existing problems with residents and existing neighbours for access traffic and noise from use of 102 Hounslow with no parking along the driveway would be Road required by a planning condition.

6.5 Transport for London (TfL) – Does not support the proposed access or level of car parking, commenting that the amount of parking should be lower to reflect future improvements in public transport accessibility. Parking should be reduced to a maximum 0.5 spaces per dwelling or 25 spaces (from the 37 spaces proposed). In respect of access, the driveway is mot suitable for pedestrians and cyclists as the route is car-dominated with on-street parking and should be provided with a footway. Further, street lighting and speed reduction features should be provided. More detail of service and delivery access is also required.

7.0 POLICY

Determining applications for full or outline planning permission 7.1 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 7.2 The National Planning Policy Framework (NPPF) was revised on 19 February 2019. The April 2014 National Planning Practice Guidance (NPPG) is an online guidance resource that supports the NPPF. Where pertinent, the NPPF and NPPG are material considerations to be taken into account in decision-making.

The Development Plan

7.3 The Development Plan for the Borough comprises the Hounslow Local Plan 2015, the West London Waste Plan and the London Plan Consolidated with Alterations since 2011.

7.4 The draft New London Plan has been through Examination in Public, but has not been adopted. The weight given to it remains a matter for the decision maker at this stage.

7.5 The Council is currently undertaking two Local Plan Reviews; the West of Borough Local Plan review and the Great West Corridor Local Plan review.

7.6 The adopted Local Plan documents and emerging Local Plan Review documents can be viewed on the Planning Policy pages of the Hounslow website.

London Plan 3.3 Increasing housing supply 3.4 Optimising housing potential 3.5 Quality of design of housing developments 3.6 Children and young people’s play and informal recreation facilities 3.8 Housing choice 3.9 Mixed and balanced communities 3.11 Affordable housing targets 3.12 Negotiating affordable housing on individual private residential and mixed use schemes 3.13 Affordable housing thresholds 4.12 Improving opportunities for all 5.2 Minimising carbon dioxide emissions 5.3 Sustainable design and construction 5.7 Renewable energy 5.13 Sustainable drainage 5.21 Contaminated land 6.3 Assessing effects of development on transport capacity 6.9 Cycling 6.10 Walking 6.13 Parking (and Parking Addendum) 7.1 Lifetime neighbourhoods 7.2 An inclusive environment 7.3 Designing out crime 7.4 Local character 7.5 Public realm 7.6 Architecture 7.13 Safety, security and resilience to emergency 7.14 Improving air quality 7.15 Reducing and managing noise, improving and enhancing the acoustic environment and promoting appropriate soundscapes. 7.19 Biodiversity and access to nature 8.2 Planning obligations

Draft London Plan

GG2 Making the best use of land GG4 Delivering the homes Londoners need D2 Delivering good design D4 Housing quality and standards D6 Optimising housing density D13 Noise H1 Increasing housing supply SI2 Minimising greenhouse gas emissions SI7 Reducing waste and supporting the circular economy SI12 Flood risk management T4 Assessing and mitigating transport impacts T5 Cycling T6 Car parking

London Plan Supplementary Planning Guidance (“SPG”) Affordable Housing and Viability SPG 2017 Housing SPG 2016 Accessible London SPG 2014 Character and Context SPG 2014 Shaping Neighbourhoods Play and Informal Recreation SPG 2012

Hounslow Local Plan Policies

SV2 West of Borough Plan Spatial Strategy Feltham ED4 Enhancing local skills SC1 Housing growth SC2 Maximising the provision of affordable housing SC3 Meeting the need for a mix of housing type and size SC4 Scale and density of new housing development SC5 Ensuring suitable internal and external space CC1 Context and character CC2 Urban design and architecture GB7 Biodiversity EQ1 Energy and carbon reduction EQ2 Sustainable design and construction EQ3 Flood risk and surface water management EQ4 Air quality EQ5 Noise EQ6 Lighting EQ8 Contamination EC1 Strategic transport connections EC2 Developing a sustainable local transport network IMP1 Sustainable development IMP3 Implementing and monitoring the Local Plan

8.0 ASSSESSMENT

8.1 The key planning issues are considered to be as follows:

A. The principle of the proposed residential use

B. Sustainability

C. Urban design and impacts on the townscape

D. Housing quality

E. Affordable housing

F. Transport

G. Impacts on neighbours

H. Other environmental matters

A. Regeneration and the principle of the proposed use

8.2 The National Planning Policy Framework (“NPPF”) sets out government planning policy for England and says the purpose of the planning system is to contribute to the achievement of sustainable development. Paragraph 11 says there is a presumption in favour of sustainable development, with development that accords with an up-to date development plan to be approved without delay

8.3 The NPPF has guidance in relation to key planning principles including promoting sustainable transport, delivering a wide choice of affordable homes, good design, promoting healthy communities, protecting open space and the built environment, and meeting the challenge of climate change

8.4 Policy IMP1 of the Hounslow Local Plan (“HLP”) states that the Council will take a plan-led approach to all growth and development within the Borough that is considered to be in accordance with the principles of sustainable development as set out in the NPPF, with a balance of social, environmental and economic dimensions.

8.5 The site is privately owned vacant land which is surrounding by housing. The former Council run care home on the site was demolished following its closure and sale of the land. In respect of care provision there has been a consolidation of Council run facilities and more investment in delivery of support at home and new supported accommodation and extra care schemes rather than care homes. The current application proposes housing on the site.

8.6 The NPFF, the London Plan (“LP”) and HLP all support new housing on previously developed sites such as the site. The NPPF says that housing should be considered in the context of a presumption in favour of sustainable development and that Council’s should seek to deliver a wide choice of high quality homes, widen opportunities for home ownership and create inclusive and mixed communities.

8.7 For Hounslow, the Intend to Publish LP sets a minimum housing delivery target of 1,782 new homes per year, which will be a significant increase from the existing target of 822 homes per year. The LP recognises there is a need to intensify density at appropriate locations to optimise housing provision. This optimisation must however give particular to ensuring good design and taking into account public transport capacity and local context and character. Other relevant factors include access to social infrastructure, open space and play provision. This balanced approach to optimising output is supported by the LP design policies and housing standards proposed in policy 3.5.

8.8 HLP policy SC1 seeks to maximise the supply of housing in the Borough to meet housing need in a manner that is consistent with sustainable development principles and that it is built at a rate that will exceed the annualised LP target. Such targets are not maximums and should be exceeded subject to adequate infrastructure being available and impacts being acceptable or adequately mitigated, so as to provide greater housing choice and availability as demand is increasing with rising population growth and household formation in London.

8.9 Given the strong policy support for new housing, and as the site is previously developed land located within an established residential area, the principle of housing development at the site is acceptable.

B. Sustainability

8.10 The aim of sustainable development is to ensure that the quality of social, economic and ecological environments are improved and maintained for future generations. The LP and HLP encourage sustainable development through many policies including promoting the use of energy efficient building design and materials, re-use of previously developed land and existing buildings, and location of development in or close to town centres and areas with good public transport.

8.11 LP policy 5.2 requires developments to make the fullest practicable contribution to minimising CO2 emissions following this energy hierarchy:

1. Be Lean: use less energy

2. Be Clean: supply energy efficiently

3. Be Green: use renewable energy

8.12 The development should achieve a minimum 35% reduction in CO2 emissions from the Building Regulations Part L compliant baseline (2013), aiming to be zero carbon. Policy EQ1 of the HLP says all development should meet the CO2 reduction requirements of the LP, and major developments should consider additional energy reduction measures. 8.13 The proposed development would make use of a brownfield site and retains existing mature trees on the site. New good quality landscaping around the site and the communal amenity areas would enhance its overall ecological value. Most units are dual aspect with many having windows with southerly aspect. The buildings are sited with good separation from neighbouring properties and include energy efficient measures including shading, passive ventilation, low energy lighting and use of on- site renewable energy. Communal heating would be provided by a combination of air source heat pumps and gas boilers (50:50).

8.14 The applicant has submitted an Energy and Sustainability Report, which details how the development has made on-site carbon dioxide emissions reductions against the Building Regulations Part L baseline of 35.1%. The original proposal was amended to add a solar photovoltaic (PV) system to generate on-site renewable energy in addition to air source heat pumps. The PV panels would be located on the flat roofs of Block A. To achieve the ‘zero carbon’ homes standard an obligation requiring a contribution of £86,445 towards the Council’s Carbon Offset Fund is recommended.

C. Urban design and impacts on the townscape

Design Policy

8.15 The NPPF states the creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities.

8.16 LP 7.1 says development should be designed so that the layout, tenure and uses interface with the surrounding land and improves people’s access to social and community infrastructure (including green spaces). New buildings and spaces should help reinforce or enhance the character, legibility, permeability and accessibility of the neighbourhood.

8.17 LP 7.4 says development should have regard to the pattern and grain of existing streets in orientation, scale, proportion and mass, and other policies including 7.3 (designing out crime) 7.5 (public realm) and 7.6 (architecture) also emphasise design quality and ensuring development relates well to its surrounds.

8.18 Policies D1 and D2 from the Intend to Publish London Plan says density should optimised but it must be proportionate to the site’s connectivity and accessibility by walking, cycling, and public transport to jobs and services and planned infrastructure. Optimising site capacity means ensuring that the development takes the most appropriate form for the site. Buildings should be of high quality and enhance, activate and appropriately frame the public realm. Their massing, scale and layout should complement the surrounding area.

8.19 The HLP has policies with similar objectives. HLP policy CC1 states that development proposals should have due regard to the Hounslow Context and Character Study 2014 and policy CC2 states that the Council will retain, promote and support high quality urban design and architecture to create, attractive, distinctive, and liveable places. The Urban Context and Character Study identifies the site and surrounds as an area as having a very uniform character and scale and being of medium design value with no suitability for tall buildings (defined as being over 20m in height and/ or which is significantly taller than the surrounding townscape).

8.20 HLP policy SC4 seeks to ensure the scale and density of new housing development balances the need to make efficient use of land and achieves high quality design and accessibility, whilst responding to and reflecting local context and character and protecting existing residents’ amenity.

Impacts on the character of the site and nearby area

8.21 The site is within an established residential area, with buildings that are largely semi- detached or terraced houses as well as the adjacent school. Although there is no particular architectural style, the character of the area is suburban, with buildings generally being two-storey with pitched roofs, and spaces to the front and rear for gardens. The site itself is enclosed by neighbouring homes and gardens, and the school, meaning there is very limited visibility of it from the street.

8.22 The massing, height and layout of the development has satisfactorily addressed the context of the site. New buildings are located to maximise separation from neighbouring housing, with the proposed blocks being adjoined by car parking and amenity spaces on the site or adjacent access roads. Block A, the larger of the proposed blocks, occupies the central, widest part of the site, with the smaller Block B being alongside the adjacent school car park.

8.23 The proposed buildings are mostly three-storey with a flat roof which is compatible with the scale of existing development that is generally two-storey with pitched roofs. The small upper storey to Block A is to be of lightweight construction and would be recessed from the main block, ensuring it is not bulky or out of scale with the surrounding development.

8.24 The materials and detail of the new buildings are in keeping with the character of the area where housing is generally of brick construction (red/ brown) or white render or combination of both. Brickwork detail, window and balcony openings, and other detail from louvres and screens and planting will provide interest and good articulation to the buildings. Landscaping is comprised of formal hedging around private ground floor gardens, landscaped gardens and play areas including tree planting. The existing large trees towards the north-east corner of the site are retained.

8.25 The proposed development provides high quality buildings and landscaping and would contribute positively to the character of the area and so the application satisfies HLP policies CC1, CC2 and SC4, and LP policies 7.1, 7,4 and 7.6.

D. Housing quality

8.26 The NPPF seeks to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. LP policy 3.5 says housing should be of the highest quality internally and externally. The Mayor’s Housing SPG has minimum standards that set a baseline for quality and design that new homes should aim to meet including for particular needs for older people, children, amenity space and Lifetime Homes and wheelchair housing as well as in relation to the liveability and operation of the site, and interaction with surrounding development.

8.27 HLP policy SC5 also outlines internal and external space standards that are recommended to achieve good quality housing. Both the LP and HLP are consistent with the government’s Nationally Described Space Standards.

8.28 In respect of housing mix LP policy 3.8 says development proposals should aim to meet local needs by providing an adequate mix of dwelling sizes and mix of tenures to reflect local and strategic demand. HLP policy SC3 seeks a mix of housing to meet local need. The proposed scheme has a mix of units as follows:

Size No. % of Total 1 bedroom (2 person) 18 35% 2 bedroom (3 person) 4 8% 2 bedroom (4 person) 26 51% 3 bedroom (4 person) 3 6% Total 51 100%

Table 3: Proposed Unit Mix

8.29 The scheme is comprised of two blocks, with each having a good proportion of family sized units. The proposed housing mix is acceptable in this instance for the location, which is an infill site which is within an area with overwhelmingly single family homes, ensuring there is a good mix of housing in the locality.

Size and Access

8.30 All units meet the relevant minimum space standards and there will be adequate internal space for the placement of furniture and circulation, with each unit also having dedicated storage area. Communal residential entrances are clearly located whilst a number of ground floor units have their own dedicated access. The original scheme was amended to provide a separate pedestrian footpath from Hounslow Road instead of a shared driveway and to restrict through access across the site to Denham Road to residents only.

Accessibility

8.31 New housing should also be accessible for people with disabilities or impaired mobility, and incorporate designs that are adaptable address people’s specific needs, which may also change over their lifetime. LP policy 3.5 says that 90% of new housing should meet Building Regulations requirements M4(2) ‘accessible adaptable dwellings’ with 10% meeting M4(3) ‘wheelchair user dwellings’ and should be designed to be wheelchair accessible or easily adaptable. HLP policy CC2 states that developments should be designed to be fully accessible to people with disabilities or impaired mobility.

8.32 A lift provides access to all floors of Block A. Five ground floor units (10% of the total) would be wheelchair adaptable, with three ground floor affordable units to meet Part M4(3) of the Building Regulations: (Wheelchair User Dwellings) standard. Other units will need to comply with Part M4(2): (Accessible and Adaptable Dwellings). Subject to the recommended conditions, the design of the housing would provide good housing choice for people with disabilities and occupants over the lifetime of the development.

Sunlight, Daylight, Outlook and Privacy

8.33 HLP policy SC4 expects development proposals to demonstrate units would receive good daylight and sunlight with development to have regard to the BRE Guidelines for Daylight and Sunlight 2011. Policy SC4 also requires adequate separation between habitable room windows to ensure satisfactory interior conditions and privacy. It is noted that in respect of the BRE Guidelines, failure does not necessarily mean the impact would be unacceptable as the requirements are advisory, and as they are used for urban and suburban areas they should be applied flexibly to take account of varying densities. The BRE guide also clearly states that it “…is not mandatory and the guide should not be seen as an instrument of planning policy” and that numerical guidelines should be interpreted flexibly since natural lighting is only one of many factors in site layout design.

8.34 The Daylight and Sunlight report for the application shows overwhelming compliance with the BRE guidance for daylighting of rooms within the proposal (95% of rooms exceed the recommended criteria). All living rooms achieve the target criteria with the six non-compliant rooms all being bedrooms where daylight is less important. The proposed communal spaces will also meet the requirement for amenity spaces to receive at 50% sunlight for more than 2 hours on the March equinox. Therefore the daylight and sunlight conditions within the proposed development are good.

8.35 The Housing SPG requires each dwelling to be provided with an adequate level of privacy in relation to neighbouring property, the street and other public spaces.

8.36 In respect of privacy and outlook, there are no single aspect north-facing units, with the majority of new homes having dual aspect. The relatively few northwest facing units front large open areas and would receive good daylight as a result, whilst the layout would ensure good outlook and privacy for residents. Where the two blocks are within 21m the careful window design and use of landscaping will ensure there is no undue overlooking between homes. Other ground floor homes would have defensible space and/or screening planting as necessary. Overall occupants of the development would achieve satisfactory levels of privacy.

Open Space

8.37 The Housing SPG and HLP policy SC5 recommend that a minimum of 5 sqm of private amenity space should be provided for one-two person dwellings, with an extra 1sqm should be provided for each additional occupant. The minimum depth and width of all balconies and other private external spaces should be 1.5m.

8.38 For communal space HLP policy SC5 says developments should aim to achieve the following benchmarks: 25sqm per flat with up to 3 habitable rooms; 30sqm per flat with 4 habitable rooms; and 40sqm per flat with over 5 habitable rooms (less a reduction for the area of private space provided for each flat). The quantitative space requirements will be applied with regard to exceptional design considerations. The Housing SPG seeks 10 sqm of dedicated play space per child, whilst also recognising that appropriate and accessible facilities within 400m for 5-11 year olds and within 800m for 12 plus age groups may be acceptable alternatives.

8.39 Each proposed home has a private balcony or terrace that meets the minimum standard. Communal space is provided by two landscape areas located to the southern side of each proposed block. The larger amenity space area, which sits between the two blocks, has a children’s playground.

Amenity Space Recommended Proposed Private 317sqm 387.5 sqm (+70.5) Communal 1,102 sqm 1,105 sqm (+3) Total 1,419 sqm 1,492.5 sqm (+73.5)

Table 4: Amenity space provision

8.40 As the table above indicates, the provision of amenity space would exceed the recommendations of by HLP policy SC5 for both private amenity space and communal space. The main communal area includes a children’s playspace.

E. Affordable housing

8.41 The NPPF and the LP encourage new residential developments to provide a choice of housing with a mix of family and non-family housing needed to meet different community requirements.

8.42 LP policy 3.12 requires Councils to seek the maximum reasonable amount of affordable housing when negotiating on individual and private residential and mixed use schemes. In addition to this need for housing mix, developments over 10 dwellings should include a proportion of affordable homes as required by LP Policy 3.13.

8.43 Policy SC2 of the HLP seeks to maximise the provision of affordable housing. It states developers are to provide an open book financial viability assessment and supporting evidence to demonstrate the maximum provision of on-site affordable housing is being proposed, with a recommended tenure mix of 40% affordable rent and 60% intermediate housing.

8.44 A financial viability appraisal (“FVA”) submitted with the application. This had proposed 11 affordable units (22%). The FVA reported this affordable housing offer would result in a deficit from the normal developer profit but that the applicant was willing to proceed on this basis.

8.45 The applicant’s FVA was independently reviewed by a consultant on the Council’s behalf. This independent review has concluded that the proposed affordable offer provides an accurate position of viability. It produces a negative profit (-5%) and the proposal cannot viably provide more affordable housing, and so the development is providing the maximum reasonable amount of affordable housing.

8.46 Officers have sought to optimise the affordable offer, including wheelchair units, within the constraints of the viability and the original offer of 11 units was increased to 12 as a result of minor layout changes.

8.47 It is now proposed that all of Block B is affordable housing, with 8 social rented units (London Affordable Rent) and 4 shared ownership units. There would be 1 one-bed (2 person) unit, 2 two-bed (3 person) units, and 4 two-bed (4 person) units. Of these affordable units, 3 ground floor units would be wheelchair units.

8.48 Although the maximum currently viable affordable housing offer has been achieved, as the proposed level of affordable housing is below 40%, if approved, the development should be subject to a late stage viability review to ensure that if the project viability significant improves, there is potential for an affordable housing contribution to be made should a surplus become available over time. The affordable offer and review mechanism would be secured through a s106 obligation.

F. Impacts on neighbours

8.49 The NPPF requires sustainable development, and as part of this development should aim to minimise adverse effects on the local environment, which includes neighbouring properties.

8.50 LP policy 7.6 requires new buildings to not cause unacceptable harm to the amenity of the surrounding land and buildings, particularly residential buildings in relation to privacy, overshadowing, wind and microclimate. HLP policy CC2 requires new development to be of a design that minimises overbearingness and overshadowing, and which ensures satisfactory outlook, sunlight and daylight to surrounding dwellings. The Housing SPG recommends minimum distances of between 18-21m between habitable rooms, with these distances being useful yardsticks for privacy. However it also says that adhering rigidly to these measures can limit the variety of urban space and housing types, and sometimes unnecessarily restrict density.

Outlook and Privacy

8.51 Each of the proposed blocks has been located with good separation from neighbouring residential properties, with all proposed windows being more than 21m away from opposing windows of neighbours (between 26 to 45m away) which would ensure satisfactory privacy. This separation, the good quality architecture and appropriate size of the buildings, as well as the retention of mature trees and new landscaping, would all also ensure that the outlook of neighbours is not harmed.

Daylight and Sunlight

8.52 HLP policy SC4 expects new development to meet prevailing standards for daylight and sunlight including guidance from the BRE Guidance ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice’ 2011 (“BRE Guidance”). The Mayor’s Housing SPG also advises effects on neighbours from development be considered with regard to the BRE Guidance. The BRE Guidance provides general standards on acceptable levels of daylight and sunlight but is clear that numerical values are not to be rigidly applied and that failure does not necessarily mean the impact would be unacceptable.

8.53 A daylight and sunlight report has demonstrated that the BRE guidance would be fully met, with the proposal maintaining good levels of daylight and sunlight to all neighbours.

G. Transport

8.54 The NPPF seeks to actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations that can be made sustainable. It requires all developments that would generate significant levels of movement to be supported by a Transport Assessment and says that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

8.55 The LP and HLP contain policies with similar objectives. LP policy 6.3 requires assessment of cumulative impacts on transport capacity to be considered locally and over the wider network, Other policies promote cycling (6.9) and walking (6.10), whilst policy 6.13 (Parking) states that an appropriate balance must be struck between promoting new development and preventing excessive car parking provision that can undermine cycling, walking and public transport use.

8.56 Hounslow Road (A244) is part of Transport for London’s (“TfL”) Strategic Road Network. Vehicular access to the site is gained from the eastern side of Hounslow Road via driveway that is around 100m long. The site has a Public Transport Accessibility Level (“PTAL”) of which ranges from 1b (very poor) in the south-eastern corner of the site to 4 (good) towards its junction with Hounslow Road. Feltham Railway station is located 900 metres to the south and provides rail links to London Waterloo and there are a number are six regular bus services in within 450m of the site including two on Hounslow Road (routes 117 (Staines, Feltham, Hounslow, West Middlesex Hospital) and H26 (Feltham, Hatton Cross).

Traffic and parking

8.57 HLP Policy EC2 highlights that the Council will promote a ‘car free’ or ‘low car’ development. Part (d) states that it will use the standards established in the LP Plan for car parking, cycle parking, motorcycle parking, coach parking, and electric vehicle charging. It says cycle and parking provision should have regard to LP standards. The parking standards are maximums, with no minimum standard apart from disabled parking. The standard (table 6.2 of LP) for residential one and two bedroom units is less than 1 space per unit and up to 1.5 per 3 bedroom unit.

8.58 The applicant has submitted a Transport Statement including information pertaining to trip generation, parking impact and overall parking provision in order to justify the level of parking. The trip generation associated with the proposal, as calculated in the submitted Transport Statement, would not have a significant impact on the highway network or public transport services.

8.59 Originally 37 car parking spaces were proposed but this was considered excessive given the accessibility of the site and the need to maximise sustainable modes of transport. Revised plans have been submitted which reduce the number of car parking spaces to 25 and omits parking that had been proposed along the access road, equating to a proposed ratio of around 0.5 spaces per home, including the provision of five blue badge spaces. Census data for the area in which the site is situated indicates that the average car ownership level for an all-private housing development of 16 one-bed, 32 two-bed, and two three-bed flats would be 24.3 cars in total. Affordable housing tends to have lower car ownership levels so 24.3 is a worst-case scenario. As such, the 25 parking spaces proposed are considered sufficient to minimise overspill parking while also adhering to the London Plan’s maximum standards. It is recommended that an obligation be agreed to prohibit future occupiers of the new housing from obtaining resident parking permits for any future Controlled Parking in the area.

8.60 Five accessible parking spaces for the wheelchair units are proposed and active electric vehicle charging points are provided in accordance with the LP requirements (20% of spaces).

8.61 A requirement for a Travel Plan that promoted sustainable modes of transport for residents would also be secured by condition as would a Parking Management Plan that would oversee the use and allocation of parking spaces. This management plan would also need to include enforcement measures to control any unauthorised parking.

Walking and Cycling

8.62 Pedestrian access to the site is provided by a dedicated pathway along the access driveway from Hounslow Road. There would also be a pedestrian gate (for residents only) to Denham Road, which would provide a route to the neighbouring school.

8.63 Policy 6.9 of the LP states that development should provide secure, integrated and accessible cycle parking facilities at a standard of 1 per 1 and 2 bedroom unit and 2 per 3+ bedroom unit. A total of 92 cycle spaces are provided within storage areas of each building and secure outdoor shelters. Further details of the design of these spaces are required by a condition.

Servicing and deliveries

8.64 HLP policy EQ7 states that the Council will be working with the West London Waste Authority boroughs to meet its waste apportionment, whilst promoting the prevention, re-use, recycling and recovery of waste, consistent with the waste hierarchy.

8.65 Refuse and recycling waste storage would be provided in dedicated areas within the site with storage areas to the ground floor of each building. The access for a refuse vehicle to Block B would not conform the recommended manoeuvring requirements so it will be necessary for two bins to be moved on collection day to a separate holding area along the access driveway to Block B. This action would be carried out by the site management. A condition requiring further details of the refuse and recycling stores and to secure collection arrangements is recommended. A Delivery and Service Plan that includes consideration of management of home deliveries is also to be secured by a recommended condition.

Construction traffic

8.66 A condition is recommended that requires a Construction Logistics Plan (“CLP”) to be submitted for approval to ensure that highway safety is not compromised during building work. This CLP would secure routeing of construction traffic including swept paths, how construction vehicles will be managed as they access the site and within the site.

8.67 On balance it is considered that a satisfactory level of parking would be provided, taking account of the site’s location, its accessibility by a range of public transport modes (and expected improvement) and the measures that are proposed to promote a modal shift away from the use of private cars. These factors would ensure that the proposed development would not harm the safe and efficient use of the local road network or parking availability on surrounding residential roads. The proposal would therefore be in accordance with the HLP and the LP.

H. Other Environmental Matters

Flooding and Drainage

8.68 LP policy 5.12 covers flood risk management and risk. HLP policy EQ3 on flood risk and surface water management states that development should ensure that flood risk is reduced by ensuring that developments are located appropriately and incorporate any necessary flood resistance and resilience. The site is located in Flood Zone 1 (low risk). The scheme includes sustainable drainage measures such as attenuation, green roofs and permeable paving as well landscaping to reduce water runoff. Therefore the proposal would have a positive effect on flood management and risk in the area and it would be adequately protected from flooding. Conditions to secure the drainage management details are recommended if the application was approved.

Air quality

8.69 The site is within the Air Quality Management Area that covers the whole Borough and by definition suffers from poor air quality. LP policy 7.14 says development proposals should minimise increased exposure to existing poor air quality and make provision to address local problems of air quality and be at least ‘air quality neutral’.

8.70 HLP policy EQ4 says the Council will seek to reduce the potential air quality impacts of development and promote improved air quality conditions across the borough, in line with the Air Quality Action Plan by ensuring that development does not exacerbate existing air pollution and wherever possible improves air quality, by promoting development that reduces and limits exposure to emissions through on- site mitigation and is ‘air quality neutral’, and through sustainable design and planning obligations.

8.71 An Air Quality Neutral Assessment has been undertaken covering building and transport emissions. The assessment shows the development would not suffer from excessive levels of NO2 and other pollutants. At a broad level the proposed development is consistent with actions to minimise air quality impacts through being having a modest parking ratio and encouraging use of more sustainable modes of transport (walking, cycling, bus) but provision of electric vehicle charging points and a Travel Plan are recommended to secure an air quality neutral development. Conditions to control emissions from construction machinery and during building work are also recommended.

Noise

8.72 The site is subject to traffic noise from Hounslow Road, and some noise from aircraft and the nearby school. LP policy 7.15 states that development proposals should seek to reduce and manage noise and HLP policy EQ5 requires submission of a noise assessment where major schemes or a change to a more noise sensitive use are proposed.

8.73 A Noise Assessment has been submitted with the application. This indicates that noise levels are not at such a high level that would preclude the site from the proposed residential development, provided that an appropriate level of noise mitigation is incorporated into the scheme design with double glazing construction recommended.

8.74 In respect of neighbouring development, as the site sits in a residential area and adjoins a school, the management of construction activity and hours of construction work are to be controlled by a condition. A separate condition is recommended in respect of the proposed Energy Centre which would house plant providing communal heating and water. The plant to be installed has not been specified but it will be contained with a brick enclosure. A condition requiring noise from any plant to be 10dBA below background noise levels as measured at the nearest sensitive receptor (neighbour) has been recommended.

Contamination

8.75 LP policy 5.21 says appropriate measures should be taken to ensure that development on previously contaminated land does not activate or spread contamination LP policy EQ8 says the Council will ensure that contamination is properly considered and promote the remediation of land where development comes forward, consistent with the Council’s Contaminated Land Strategy and the NPPF. As previously developed land, a condition requiring further investigation and mitigation of the land has been recommended.

Ecology

8.76 Policy GB7 of the HLP seeks to enhance biodiversity and encourages the greening of the borough through landscaping, tree planting, and protecting existing trees.

8.77 The site was previously developed with a large building and areas of hardstanding but is now mostly overgrown with weeds and self-seeded trees. None of the trees are subject to any preservation orders. There are some larger existing trees, with these generally located towards the boundaries of the site. It is proposed that 14 trees e removed including 1 B category (moderate quality) trees, 10 C category (low quality) trees and 3 U category (poor condition) trees. In addition, some groups of smaller mixed fruit trees and shrubs would be removed. Some pruning of retained trees would also be necessary.

8.78 All but one tree to be removed would be of low quality whilst the scheme will retain those of the highest value and includes new landscaping that would incorporate the retained trees and allow for planting of new trees and shrubs. The new landscaping and the green roofs proposed will provide good opportunities to improve the range of plant species and enhance the biodiversity of the site. Details of new landscaping and tree protection measures are to be secured by the recommended conditions.

9.0 Equalities Duties

9.1 The public sector equality duty applies to all council decisions.

9.2 A public authority or any person who exercises public functions must, in the exercise of those functions, have due regard to the need to:

(a) eliminate discrimination, harassment, victimisation and any other conduct prohibited by or under the Act; (b) advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it; (c) foster good relations between persons who share a relevant protected characteristic and persons who do not share it.

9.3 Having due regard to the need to advance equality of opportunity, this involves having due regard, in particular, to the need to:

(a) remove or minimise disadvantages suffered by persons who share a relevant protected characteristic that are connected to that characteristic; (b) take steps to meet the needs of persons who share a relevant protected characteristic that are different from the needs of persons who do not share it; (c) encourage persons who share a relevant protected characteristic to participate in public life or in any other activity in which participation by such persons is disproportionately low.

9.4 This shall include, in particular, but is not limited to steps to take account of disabled persons' disabilities.

9.5 The exercise of public functions must have due regard to the need to foster good relations between persons who share a relevant protected characteristic and those who do not, in particular, to the need to:

(a) tackle prejudice; and (b) promote understanding. 9.6 Compliance with these duties may involve treating some persons more favourably than others. This is not to be taken as permitting conduct that would otherwise be prohibited by or under the Act.

9.7 The relevant protected characteristics are: age; disability; gender reassignment; pregnancy and maternity; race; religion or belief; sex; marriage and civil partnership; and sexual orientation.

9.8 Due regard needs to be demonstrated in the decision making process and requires an analysis of the material with the specific statutory considerations in mind. It does not follow that the considerations raised will be decisive in a particular case the weight given to them will be for the decision maker. The equalities duty is not a duty to achieve a particular result. Some equalities considerations are covered under other legislation such as building control matters. Officers have in considering this application and preparing this report had regard to the public sector equality duty and have concluded that due regard has been given to the Council’s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties.

10.0 Planning Obligations

10.1 Local Plan Policy IMP3 seeks to ensure that development proposals fully mitigate the impacts of the development on the area through a Section 106 Agreement, where necessary or appropriate, having regard to supplementary planning document and provide the CIL payments required by any charging scheduled, including the Mayor of London’s CIL. A payment or other benefit offered in a Section 106 agreement is not material to a decision to grant planning permission and cannot be required unless it complies with the provisions of the Community Infrastructure Levy Regulations 2010 (Regulation 122), which provide that the planning obligation must be:

(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.

10.2 The Section 106 agreement will not address all the impacts since some of these will be addressed by CIL, in order to satisfy the Regulation 122 tests above.

10.3 The NPPG provides guidance on use of planning obligations, which may impose a restriction or requirement, or provide for payment to make acceptable development proposals that might otherwise not be acceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (adopted March 2008) contains guidance on imposition of planning obligations in compliance with such guidance. These obligations may offset shortfalls in the scheme or mitigate a development’s impacts.

10.4 The following draft Heads of Terms are likely to form the basis of the Section 106 agreement, all of which are considered to satisfy the three Regulation 122 tests referred to above:

(i) Affordable Housing – Comprising on-site provision of 12 affordable homes in Block E (8 being for ‘London Affordable Rent’ and 4 as shared ownership), with a review mechanism to capture any uplift in viability for a financial contribution towards off-site affordable housing delivery. The Council would have nomination rights. The affordable homes would have the following mix of unit types, subject to final agreement with affordable housing officers:

Tenure Social Rent (LAR) Shared Total Ownership Unit 1 bed 2 2 bed 3 2 bed 4 2 bed 4 Total Type person person person person No. 2 4 2 4 12

(ii) Construction training – A contribution of £2,750 for every £1m construction costs or an agreed training strategy to assist skills and training of Hounslow residents.

(iii) CPZ permits – No residents’ parking permits for nearby existing and future CPZs.

(iv) Carbon Offset Fund – Contribution of £86,445 to the Council’s Carbon offset fund (subject to recalculation).

(v) Considerate Contractors Scheme – Management of construction activity to minimise disturbance of surrounding environment.

11.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY INFRASTRUCTURE LEVY

11.1 Section 70(2) of the Town and Country Planning Act 1990 (as amended) provides that a local planning authority must have regard to a local finance consideration as far as it is material. A local finance consideration means:

a) a grant or other financial assistance that has been, or will or could be, provided to a relevant authority by a Minister of the Crown; or

b) sums that a relevant authority has received, or will or could receive, in payment of Community Infrastructure Levy (CIL).

11.2 The weight to be attached to a local finance consideration remains a matter for the decision maker. The Mayor of London's CIL and Hounslow CIL are therefore material considerations.

11.3 Most new development which creates net additional floor space of 100 square metres or more, or creates a new dwelling, is potentially liable to pay the CIL to Hounslow and the Mayor of London.

Floor space Existing Demolished CIL liable (sqm) lawful floor floor space floor space space 0 0 3,425 sqm

11.4 This proposal would be liable to pay the CIL which is index linked.

11.5 The estimated Hounslow CIL payable is £239,750 and Mayoral CIL payable is £205,500, less any relief granted for the affordable units.

12.0 CONCLUSION

12.1 The proposal would provide much needed new housing, including affordable homes (24%), making good use of previously developed land. The new housing is good quality and would help meet the housing need for the Borough.

12.2 The affordable housing offer is the maximum that can be viably provided within the scheme, with this being independently assessed. If approved, a review mechanism that would retest the viability during the delivery of the housing would be secured to ensure that if the viability improved then more affordable housing, or a contribution towards off-site housing, would be made. The provision of affordable housing is a public benefit.

12.3 The design and appearance of the new buildings would be compatible with the character of surrounding townscape and would not unduly impact on the living conditions of neighbours.

12.4 Transport impacts are satisfactory with the parking provision being adequate for the development and moderated to maximise use of sustainable modes of transport.

12.5 Sustainable design features are incorporated within the design of the development though a contribution towards the Council’s Carbon Offset Fund would be necessary as the proposal does not fully meet the requirement for ‘carbon free’ housing.

12.9 Overall it is considered that the development complies with the Development Plan and approval is recommended subject to conditions and a s106 deed to secure necessary planning obligations.

13.0 RECOMMENDATION

13.1 That planning permission be granted with the following conditions (subject to any minor variation of condition wording) and securing the abovementioned planning obligations by the prior completion of a satisfactory legal agreement or unilateral undertaking made under Section 106 of the Town and Country Planning Act 1990 and of highways agreements under Sections 38 and 278 of the Highways Act 1980 (at the appropriate time) and or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Housing, Planning and Communities Department on the advice of the Assistant Director Corporate Governance.

The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 20 November 2020 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.

If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Chief Planning Officer or Head of Development Management is hereby authorised to refuse planning permission for the reason that the proposal should include planning obligations required to make the development acceptable in planning terms in accordance with Regulation 122 of the Community Infrastructure Levy Regulations 2010, development plan policies and the Planning Obligations SPD, described in this Report.

Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, the Chief Planning Officer or Head of Development Management is hereby authorised (in consultation with the Chair of the Planning Committee and upon the advice of the Assistant Director Corporate Governance) to enter into a legal agreement(s) (deed of variation) made under Sections 106 and/or 106A of the Town and Country Planning Act 1990 and or other appropriate legislation.

If planning permission is refused following the failure to sign the S106 in time, the Chief Planning Officer or Head of Development Management (in consultation with the Chair of the Planning Committee) is hereby authorised to approve any further application for planning permission validated within 12 months of the date of refusal of planning permission, provided that it (a) duplicates the planning application, and (b) that there has not been any material change in circumstances in the relevant planning considerations, and (c) that a satisfactory legal agreement or unilateral undertaking securing the obligations set out in the Report is completed within any specified period of time

13.2 Conditions:

1 A1A Time limit 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 (as amended).

2 Approved plans The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority. Reason: To ensure the development is carried out in accordance with the planning permission.

3 Materials No development above ground level shall take place until details and samples of all facing materials are submitted to and approved in writing by the Local Planning Authority. The samples and details shall include: - brick/stonework (including brick/stone, feature brick panel, brick framing feature and mortar on-site sample panel min. 2m x 2m); - Tiles - window treatment (including sections/reveals and on-site sample); - balcony details (including on site sample showing soffits, panels and frame) - all privacy measures, (including obscure glazing details, privacy screens etc.); and - balustrading treatment (including details/sections/materials); - any other materials/details to be used. The development shall then be carried out in accordance with the approved details and maintained as such thereafter. Reason. In order to safeguard the visual amenity of the area and buildings in particular and to satisfy the requirements of policies CC1, CC2, CC3 and CC4 of the Local Plan and London Plan Policy 7.6.

4 Sustainable sourcing of materials

A. No development above ground level shall take place until details have been submitted to and approved by the Local Planning Authority that demonstrate:

- At least three of the key elements of the building envelope (external walls, windows roof, upper floor slabs, internal walls, floor finishes/coverings) are to achieve a rating of A+ to D in the Building Research Establishment (BRE) The Green Guide of specification.

- At least 50% of timber and timber products are to be sourced from accredited Forest Stewardship Council (FSC) or Programme for the Endorsement of Forestry Certification (PEFC) scheme.

B. The development shall not be occupied until evidence (e.g. photographs and copies of installation contracts) has been submitted to the Local Planning Authority to demonstrate that the development has been carried out in accordance with the approved details under Part A of this condition. The development shall be maintained in accordance with the approved details at all times thereafter.

Reason: in order to ensure the sustainable sourcing of materials in accordance with the London Plan Policy 5.3 and the Mayor of London’s Sustainable Design and Construction SPG.

5 Internal water use

Prior to first occupation of any dwelling evidence (schedule of installed fittings and manufactures literature) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate that the development has achieved an internal water use of 105L/person/day or less.

Reason: in order to protect and conserve water supplies and resources in accordance with London Plan Policy 5.15 and the London Borough of Hounslow Local Plan Policy EQ2.

6 Noise

Prior to the commencement of the proposed development details of noise from the Energy Centre plant shall be submitted to and approved by the Local Planning Authority, with the noise levels from this plant to be inaudible when assessed from the nearest noise sensitive receptor and the level of noise emitted from the plant shall not be less than 10dB(A) below the existing background noise levels (LAeq) when measured over any 24 hour period, from the nearest noise sensitive receptor.

Reason: To ensure satisfactory environmental conditions for neighbouring residents in accordance with Local Plan Policy EQ5.

7 Land Contamination

Before the development hereby permitted commences:

a. Details of further intrusive site investigation are required in addition to the phase 1 desk study previously submitted. These details shall be 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. 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 LPA therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety.

Supporting notes: a. An initial phase 1 desk study has been submitted with the original application and is considered satisfactory. A phase 2 intrusive investigation has been submitted but it did not fully describe the conditions on the site and further investigation is needed. The further investigation to be submitted will include investigation into outstanding contamination issues to be communicated by the local planning authority and allow the development of a site Conceptual Model (CM), which identifies all potential pollutant linkages on the site. 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.

8 Landscaping

Notwithstanding the submitted plans, prior to the commencement of above ground works, full details of both hard and soft landscape works, including for private and communal amenity spaces, and a landscape maintenance plan for the lifetime of the development shall be submitted to and approved in writing by the Local Planning Authority. The works shall then be carried out as approved and maintained as such at all times thereafter.

The details shall include (proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing material; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant). Soft landscape works shall include (planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme).

All landscaping comprised in the approved details shall be carried out during the first planting and seeding seasons following completion of construction works. Any trees or shrubs planted (including any such replacements) which die within three years from the date of planting shall be replaced in the next planting season with the same species, and of comparable maturity. The development shall be carried out strictly in accordance with the details so approved and shall be maintained in accordance with the approved management programme.

Reason: To ensure a satisfactory appearance of the site and the adjacent the area in accordance with Local Plan policies CC1, CC2 and GB7.

9 Removal of vegetation – timing

All removal of trees, hedgerows, shrubs, scrub or tall herbaceous vegetation shall be undertaken between September and February inclusive. If this is not possible then a suitably qualified ecologist shall check the areas concerned immediately prior to the clearance works to ensure that no nesting or nest-building birds are present. If any nesting birds are present then the vegetation shall not be removed until the fledglings have left the nest.

Reason: All wild birds, their nests and young are protected during the nesting period under The Wildlife and Countryside Act 1981 (as amended).

10 Tree protection

No development shall take place until the following details have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

(a) A plan showing the location of, and allocating a reference number to, each existing tree on the site which has a stem with a diameter, measured over the bark at a point 1.5 metres above ground level, exceeding 75mm, showing which trees are to be retained and the crown spread of each retained tree;

(b) Details of the species, diameter (measured in accordance with paragraph (a) above), and the approximate height, and an assessment of the general state of health and stability, of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply;

(c) Details of any proposed topping or lopping of any retained tree, or of any tree on land adjacent to the site;

(d) Details of any proposed alterations in existing ground levels, and of the position of any proposed excavation, (within the crown spread of any retained tree or of any tree on land adjacent to the site) (within a distance from any retained tree, or any tree on land adjacent to the site, equivalent to half the height of that tree);

(e) Details of the specification and position of fencing (and of any other measures to be taken) for the protection of any retained tree from damage before or during the course of development.

In this condition "retained tree" means an existing tree which is to be retained in accordance with the plan referred to in paragraph (a) above.

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.

11 Hours of construction

No demolition or construction work shall take place on the site except between the hours of 8:00am to 6:00pm on Mondays to Friday and 9:00am to 1:00pm on Saturdays and none shall take place on Sundays and Public Holidays without the prior agreement of the Local Planning Authority.

Reason. To ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1, CC2 and EQ5 of the adopted Local Plan.

12 EV charging points

No development above ground level shall take place until full details of the Electric Vehicle Charging Points demonstrating a minimum output of 7.2kW are submitted to and approved in writing by the Local Planning Authority. The details shall include manufacturer’s specifications.

The charging points shall be installed in accordance with the approved details and so maintained at all times thereafter.

Reason: In order to promote sustainable modes of transport, in accordance with policies CC1, CC2 and EC2 of the adopted Local Plan and Policy 6.13 of the London Plan 2015.

13 Highway Works

The raised table in front of the vehicular access to the site shall be completed prior to the first occupation of any part of the development.

Reason: To ensure satisfactory access and highway safety is maintained.

14 Access Driveway

Prior to the commencement of the development hereby approved full details of the design of the access driveway (for vehicles and pedestrians) from Hounslow Road, shall be submitted to and approved by the Local Planning Authority. Details shall include landscaping, lighting, measures to reduce vehicle speeds, maintenance of access for neighbours with a right of way, and pedestrian safety. The approved details shall be completed in full prior to the first occupation of the development and shall be maintained permanently thereafter.

Reason: To ensure satisfactory access and highway safety is provided.

15 Parking Management Plan

Prior to the first occupation of the development hereby approved, a Parking Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall include the following:

i. details of parking allocations and how this will be operated and enforced ii. details of measures proposed to restrict parking to designated bays only and prohibit parking on the access road iii. a commitment to convert passive EV bays to active when demand requires.

The car parking areas shall thereafter be managed in compliance with the approved Parking Management Plan.

Reason: In order to promote sustainable modes of transport and safeguard the amenities of surrounding residential properties and ensure minimal disruption of traffic in the locality, in accordance with policies CC1, CC2 and EC2 of the adopted Local Plan and Policy 6.13 of the London Plan 2015.

16 Waste and Recycling

No part of the development herby approved shall be occupied until scheme for the storage and collection of waste and materials to be recycled, including management of the storage holding area for Block B, has been submitted to and approved by the Local Planning Authority.

(B). No Block shall be occupied until the waste and recycling facilities approved under Part (A) of this condition have been provided and made available for use. Such facilities shall remain throughout the lifetime of the development and shall be used for no other purposes.

Reason. To ensure that refuse can be properly stored and removed from the site as soon as the building is occupied in accordance with Local Plan Policies CC1, CC2 and EQ7. Details required prior to commencement of development to ensure the development is compliant with the Development Plan.

17 Cycle parking

Notwithstanding the submitted details and prior to occupation full details (including manufacturer’s specifications) of all cycle stands for the occupants of, and visitors to, the development shall be submitted to and approved in writing by the Local Planning Authority.

The approved facilities shall be fully implemented and made available for use before any part of the development is first occupied and thereafter retained for use at all times without obstruction.

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

18 Delivery and Servicing Plan

Prior to the first occupation of the development, a Delivery and Servicing Plan (DSP) shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in the Plan shall be implemented and maintained permanently maintained.

The delivery and servicing for the development shall be carried out in accordance with the approved details at all times thereafter.

Reason: In the interests of road safety, in accordance with Hounslow Local Plan Policy EC2.

19 Travel Plan

Prior to occupation, a finalised Travel Plan shall be submitted to and approved by the Local Planning Authority.

The Travel Plan shall be brought into effect upon occupation and shall continue in permanent operation thereafter, subject to any reviews and adjustments agreed with the Local Planning Authority.

Reason. In order to promote sustainable modes of transport and ensure that the proposal complies with Local Plan Policy EC2.

20 Construction Logistics Plan

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 Plan shall accord with 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)

xvi. Confirmation that the footway and carriageway on the Hounslow Road will not be blocked during the works of the development. Temporary obstructions during the works must be kept to a minimum and should not encroach on the clear space needed to provide safe passage for pedestrians or obstruct the flow of traffic on the SRN.

xvii. Confirmation that all vehicles associated with the works will only park/ stop at permitted locations and within the time periods permitted by existing on-street restrictions.

The approved Plan shall be adhered to throughout the construction period.

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

21 Energy Strategy A) The development hereby permitted shall be implemented in accordance with the approved Energy Strategy. B) Prior to first occupation of any dwelling within the development hereby approved evidence (e.g. photographs, installation contracts and As-Built certificates under the Standard Assessment Procedure/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, and achieved at least a 35.1% reduction in emissions. C) Upon final commencement of operation of any low and zero carbon technologies, suitable devices for the monitoring of the low and zero carbon technologies shall have been installed, and the monitored data shall be submitted automatically to a monitoring web-platform at daily intervals for a period of three years from the point of full operation. 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.

22 Piling No piling shall take place until a Piling Method Statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to significantly impact / cause failure of local underground sewerage utility infrastructure. Note: Please read Thames Water’s guide ‘working near our assets’ to ensure your workings will be in line with the necessary processes you need to follow if you’re considering working above or near our pipes or other structures. https://developers.thameswater.co.uk/Developing-a-large- site/Planning-your-development/Working-near-or- diverting-our-pipes. Should you require further information please contact Thames Water. Email: [email protected] Phone: 0800 009 3921 (Monday to Friday, 8am to 5pm) Write to: Thames Water Developer Services, Clearwater Court, Vastern Road, Reading, Berkshire RG1 8DB

23 Wheelchair Housing A minimum of three Wheelchair User Dwellings built to Building Regulations M4(3) standard, shall be completed prior to first occupation of the development. Reason: To ensure a socially inclusive and sustainable development in accordance with Local Plan Policy SC3 and policies 3.5 (Quality and design of housing developments) and 7.2 (creating an inclusive environment) of the London Plan.

24 Drainage Prior to commencement of groundworks (excluding site investigations and demolition), the applicant must submit a final detailed drainage design including drawings and supporting calculations and updated Drainage Assessment Form to the Lead Local Flood Authority for review and approval, aligned with the SuDS Drainage Assessment for Planning February 2020 and associated drawings. The applicant must provide infiltration test results, Thames Water consent for connection into the surface water sewer network, a detailed management plan confirming routine maintenance tasks for all drainage components must also be submitted to demonstrate how the drainage system is to be maintained for the lifetime of the development. Reason: To prevent the risk of flooding to and from the site in accordance with relevant policy requirements including but not limited to London Plan Policy 5.13, its associated Sustainable Design and Construction SPG, the Non-Statutory Technical Standards for Sustainable Drainage Systems and Hounslow Council’s Local Plan Policy EQ3.

25 Drainage Prior No building hereby permitted shall be occupied until evidence (photographs and installation contracts) is submitted to demonstrate that the sustainable drainage scheme for the site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan for all of the proposed drainage components.

Reason: To comply with the Non-Statutory Technical Standards for Sustainable Drainage Systems, the National Planning Policy Framework (Paragraph 103), the London Plan (Policies 5.12 and 5.13) along with associated guidance to these policies and Hounslow Council’s Local Plan Policy EQ3.

26 Air Quality All Non-Road Mobile Machinery (NRMM) of net power of 37kW and up to and including 560kW used during the course of the demolition, site preparation and construction phases shall comply with the emission standards set out in chapter 7 of the GLA’ Supplementary Planning Guidance “Control of Dust and Emissions During Construction and Demolition” dated July 2014 (SPG), or subsequent guidance. The developer shall keep an up to date list of all NRMM used during the demolition, site preparation and construction phases of the development on the online register at: https://nrmm.london/

The developer shall also demonstrate that proposed development is compliant with Building Emissions Benchmarks (BEBs), specified in GLA’s Sustainable Design and Construction SPG (Apr. 2014). carried out in accordance with the approved details at all times thereafter.

Reason: To minimise air pollution.

Informatives:

1) To assist applicants, the London Borough of Hounslow has produced planning policies and written guidance, which are available on the Council’s website. The Council also offers a pre-application advice service. In this case, the scheme was submitted in accordance with guidance following pre application discussions.

2) A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Thames Water would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer.

Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 3577 9483 or by emailing [email protected]. Application forms should be completed on line via www.thameswater.co.uk. Please refer to the Wholesale; Business customers; Groundwater discharges section.

3) There are public sewers crossing or close to your development. The applicant is advised to read Thames Water’s guide working near or diverting their pipes. https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your- development/Working-near-or-diverting-our-pipes.

4) Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to our website. https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for- services/Wastewater-services

Approved Drawing Numbers Schedule

Background Papers: The contents of planning file referenced on the front page of this report, save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2